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A landlord’s guide to identifying and managing bad tenants

Bad tenants can cost landlords time, money, and a lot of stress. Rent arrears, property damage, antisocial behaviour, and illegal subletting can put your income and property at risk.  

Since the end of Section 21 ("no-fault") evictions, removing a problem tenant can take longer and come with a high cost. This is because you can no longer end a tenancy without a reason. Evicting a difficult tenant now means following an updated Section 8 process and proving a valid ground for possession. 

As a result, this makes prevention, good record-keeping, and the right insurance protection more important than ever. In this guide, we take a closer look at how to spot and manage bad tenants, and how insurance can protect you if you encounter a problem. 

Updated: 28.08.26

By Christine Farmer

This content was factually correct when written but may not reflect current developments or information.

problems with tenants

How to spot the red flags before a tenant moves in 

A prospective tenant may seem friendly and reliable, but you should still carry out comprehensive checks before drawing up a tenancy agreement and handing over the keys. Warning signs can include: 

  • A rushed application. Be careful if someone is desperate to move in immediately without a feasible reason and wants to skip tenant referencing. 

  • Incomplete information. A tenant who will not provide proof of income, details of a previous landlord, or ID may be hiding something. 

  • Cash offers. Offering several months’ rent upfront in cash can be a way to avoid proper checks. It can also be a warning sign for illegal subletting or criminal use of the property, such as setting up a cannabis farm. Under the Renters’ Rights Act 2025, landlords mustn’t accept rent before a tenancy agreement has been signed. 

  • Unclear employment or income. If the income details do not match the required rent, ask more questions. 

Scenarios like these show why it is wise to use a professional tenant referencing service. In England, you are also legally required to complete Right to Rent checks before the tenancy starts.  

Warning signs of a problematic tenancy 

Not every issue means you have a bad tenant. But patterns of behaviour can be a sign that something is wrong. Common warning signs include: 

  • Neighbour complaints. Reports of noise, antisocial behaviour, rubbish accumulation, or frequent visitors at odd hours should be taken seriously. 

  • Radio silence. A tenant who stops responding to reasonable messages may be avoiding a problem. 

  • Repeated evasion. Cancelling inspections or refusing access makes it harder to check the property and may mean the tenant has something to hide. 

  • Changing rent pattern. Late, partial, or missed payments can be an early sign of financial difficulty.  

  • Unreported maintenance issues. If a tenant doesn’t report problems, small repairs can become larger and more expensive. 

If problems arise, keep written records of what has happened, when it happened, how you responded, and how you attempted to resolve the issue. If the situation escalates, comprehensive evidence can make a difference if you need to seek possession of your property.

What are the most common landlord-tenant issues? 

Some problems are more common than others; the key is to respond early and keep the process professional. 

Rent arrears 

Rent arrears are one of the biggest risks for landlords because they can affect cash flow immediately and without warning. 

If a tenant misses a payment, contact them promptly and politely. You may find that there is a genuine reason, such as a delay in receiving wages or benefits, or a temporary change in circumstances. A compassionate first response can help you understand the problem while still making clear that rent must be paid. 

Alongside your usual record of rental payments, if a tenant falls into arrears you should also record: 

  • What rent was due 

  • What has been paid (if anything) 

  • When payments were missed 

  • Any repayment plan agreed 

  • All messages sent and received 

If arrears continue, you may need to consider formal action to evict the tenant. Legal & rent guarantee insurance can help protect your income if a tenant stops paying rent and assist with the legal process to regain possession of your property. Policies with Alan Boswell Group also include a mediation service, which can help to resolve rent arrears early on.  

Property damage vs wear and tear 

Landlords should expect normal wear and tear. Carpets, paintwork, and appliances will deteriorate over time through ordinary use. 

However, damage is different. Broken doors, smashed fittings, burns, large stains, or unauthorised alterations constitute more than reasonable wear and tear. 

This is why a detailed inventory, check-in report, and photographs are essential. They help show the property’s condition at the start of the tenancy and make it easier to resolve disputes at the end of the tenancy. 

Subletting 

Unauthorised subletting can create several problems. You’re likely to be unaware of who is living in your property, whether it is overcrowded, if you need a specific licence, or whether your tenancy agreement, mortgage, or insurance terms have been breached. 

Warning signs can include new occupants, multiple vehicles, different people answering the door, or the property being advertised online. 

How to deal with a difficult tenant within the law

Even if a tenant is causing serious problems, landlords must follow the law. 

Keep things professional, communicate calmly and in writing, and ensure you give the required notice before any visit or inspection. The goal is to resolve the problem through the correct process, not to pressure the tenant into leaving. 

Pressuring a tenant to leave can amount to harassment. Under the Protection from Eviction Act 1977, you must not: 

  • Change the locks 

  • Cut off gas, water, or electricity 

  • Remove the tenant's belongings 

  • Turn up unannounced and demand entry 

  • Repeatedly text, call, or visit to demand money 

  • Threaten or intimidate the tenant 

Harassment and illegal eviction can lead to criminal prosecution, fines, and compensation claims. For example, a landlord who enters a property without permission to remove a tenant's belongings could face a Rent Repayment Order (RRO), requiring repayment of up to 24 months’ rent. Read our guide to harassment by a landlord for more information. 

How do I evict a bad tenant?  

Under the Renters’ Rights Act, landlords in England can no longer use Section 21 “no-fault” evictions.  

This means you cannot simply ask a tenant to leave without giving a legal reason. If you need to evict a tenant, you must use the updated Section 8 process and rely on a valid ground for possession. 

Grounds for possession can include serious rent arrears, antisocial behaviour, property damage, breach of tenancy, or other legally recognised reasons. 

If the tenant does not leave at the end of the notice period, you will need to apply to court. In many cases, you will need to prove your case to a judge with evidence. Landlord legal expenses insurance can help cover the solicitor and court fees this involves. 

The loss of the “no-fault” eviction route makes preparation more vital than ever. Keep rent records, inspection reports, photographs, emails, letters, witness statements, and any complaints from neighbours or managing agents. 

Tenancy Application Form

How landlord insurance protects your income

If rent stops being paid, you may still have a mortgage, service charges, maintenance costs, and tax bills to pay. If the tenant will not leave, the eviction process can take months, especially if court action is needed. 

Legal & rent guarantee insurance can help protect your rental income if a tenant falls into arrears, while assisting you with regaining possession of your property and the costs associated with legal action.  

You cannot prevent every tenant problem, but you can reduce the risk they pose. 

Use proper referencing before the tenancy starts, look out for warning signs, keep clear records, deal with problems calmly and legally, and make sure you have insurance in place before something goes wrong. 

If you are worried about rent arrears, legal costs, or the risk of a difficult tenancy, speak to Alan Boswell Group’s specialist team about landlord insurance and legal & rent guarantee cover/

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