How Many Months Rent Arrears Before Eviction: A Landlord’s Guide

Rent arrears are one of the most challenging situations a landlord can face. When rental income stops or becomes unreliable, financial pressure can build quickly, especially for landlords who rely on rent to cover mortgage payments or ongoing property costs.

If you feel uncertain about your legal position and you’re unsure of the best next step, this guide explains what rent arrears are, how many months rent arrears before eviction, and how you can sell your tenanted property fast to give you certainty and control.

What are rent arrears?

To fully understand your rights as a landlord, it’s important to know what rent arrears are. Essentially, rent arrears is the legal way to describe the situation in which a tenant makes missed payments, late payments, or partial payments that don’t cover the full rental amount owed under the terms of the tenancy agreement.

Rent arrears can happen for many reasons, including job loss, illness, rising living costs, or changes in personal circumstances. While these situations may explain why rent has gone unpaid, they don’t remove the financial impact this has on landlords, as unpaid rent can place significant strain on finances, create anxiety around mortgage commitments, and even lead to difficult decisions about the future of the property. The effects of rent arrears is often one of the many reasons we’re seeing more landlords choosing to sell up to protect their finances.

How many months rent arrears before eviction?

One of the most frequently searched questions by landlords is how many months rent arrears before eviction, so you wouldn’t be alone thinking this.

In England and Wales, eviction for rent arrears is typically pursued under Section 8 of the Housing Act 1988, which states that a landlord can usually begin the eviction process once a tenant hasn’t paid up to two months’ rent.

For monthly tenancies, the tenant must owe the equivalent of two full months of unpaid rent and for weekly tenancies, the threshold is usually eight weeks of arrears. At this level, the landlord may rely on a mandatory ground for possession, provided the arrears remain at or above two months both when notice is served and at the court hearing.

How long does the eviction process take?

While the legal threshold is clear, the practical reality of eviction is often far more complex…

Although reaching two months of rent arrears allows landlords to start eviction proceedings, the process is rarely quick or straightforward as courts often consider a tenant’s personal circumstances, especially if they’re vulnerable or waiting for housing benefit payments. Tenants may also make partial rent payments that reduce arrears just below the required level, which can then delay or prevent an eviction.

Even when possession is granted, court backlogs, enforcement and procedural delays can also extend the eviction process significantly, which can leave landlords without income for months. This prolonged uncertainty is one of the main reasons many landlords begin to explore alternatives rather than relying solely on eviction.

What are the options for landlords facing rent arrears?

Landlords dealing with rent arrears generally have several options depending on their situation. Some attempt to recover arrears through repayment plans or legal action, others pursue eviction to regain possession of the property.

For landlords who no longer want the financial or emotional burden of managing rent arrears, many reassess their options and consider whether holding onto the property is still the right decision, or whether to sell their investment property.

While selling a property with tenants still living in it is entirely possible, the available options depend on the circumstances of the tenancy and the level of rent arrears involved. Although these routes can work, they often take time, are costly, and can be uncertain.

How to quickly sell your tenanted property as a landlord

The emotional toll of ongoing disputes and uncertainty can become difficult to manage, and some landlords reach a point where continuing to let the property is no longer financially viable, when rent arrears build up over several months, legal costs mount or eviction feels financially risky.

At this stage, sell a tenanted property allows landlords to move on hassle-free, either via a tradition estate agent route or directly to a cash buyer.

Some landlords choose to wait until the tenancy ends or until vacant possession is obtained, but this approach can take months or even years when rent arrears are involved. Others decide to sell with tenants in situ, transferring the tenancy and any arrears to the new owner. This option is often preferred by landlords who want to avoid further legal costs and ongoing stress.

Understanding how to sell your tenanted property starts with recognising that you do not always need to resolve rent arrears or complete an eviction before selling. In many cases, selling sooner can limit further financial loss and provide a clear exit strategy.

Sell your tenanted property with Sell House Fast

At Sell House Fast, we help landlords sell their properties without delays and financial pressure, offering a practical, reliable and stress-free solution for times when speed, security, and peace of mind is a necessity. Our Cash House Buyer service offers you a guaranteed property sale, helping you to regain control over your finances without additional hassle and fees from traditional estate agents.

If you’ve been affected by rent arrears and want a fast and efficient property sale, get your free cash offer now!