Rent Arrears Action Planner
Tell us how far the tenant is behind. We'll give you a clear, RRA-compliant plan: when to email, when to issue a Section 8 notice, and how to claim against the deposit or guarantor.
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Your action plan (2.0 months of arrears)
- Today
Send a friendly written reminder citing the amount owed and offering a payment plan.
- Day 14+
Issue a formal arrears letter. Document every call and email.
- Now
Notify the guarantor in writing — many guarantees require prompt notice.
- Watch closely
If arrears reach 3 months, Section 8 Ground 8 becomes mandatory under the RRA.
- Throughout
Offer mediation via HMCTS Small Claims Mediation — free and often effective.
- Notice period ends
Apply for possession through the County Court. Average 6–9 months in 2026.
- After possession
Recover the debt via Money Claim Online or claim against the deposit (Tenancy Deposit Scheme dispute).
Frequently asked questions
▸How quickly should I act?
Day 1 of arrears — send a polite reminder. Day 14 — formal letter. Day 30+ — consider Section 8 if pattern continues.
▸When can I issue Section 8 Ground 8?
Under the RRA, the threshold rises from 2 months to 3 months of arrears, with 4 weeks' notice.
▸What about Ground 10 and 11?
Discretionary grounds — useful where arrears are persistent but under the mandatory threshold.
▸Can I deduct from the deposit?
Yes — at the end of the tenancy. The deposit cannot legally be used during the tenancy as a 'rent holiday'.
▸What if there's a guarantor?
Notify them in writing as soon as arrears start. Many guarantor agreements require prompt notice.
▸Does Universal Credit affect this?
Yes — you can apply for a Managed Payment to Landlord (MPTL) if the tenant is on UC and in arrears.
▸Is mediation worth it?
Often yes — Court & Tribunal Service offers free mediation. Resolves many cases without possession.
▸Do I have to accept partial payments?
Yes — refusing to bank money owed is unwise. Accept and continue the Section 8 process.
▸Will eviction take long?
Average 6–9 months in 2026. Plan finances accordingly.
▸Can I claim the costs back?
Court fees usually yes; legal fees rarely. Money-claim online can recover the debt.