Rent arrears: what to document from the first missed payment

An arrears claim is only as strong as your records: a rent ledger that adds up, every payment plan in writing and a contact log with no gaps. Start keeping them from the first missed payment, so that if the case reaches court, your records show exactly what happened.

This video goes through an arrears case in the order you'd do it, from the first missed payment to the bailiffs, in six minutes. The rest of this guide covers the records to keep along the way.

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Why arrears cases are won and lost on documentation

When a rent arrears case reaches a court, the judge looks at whether the evidence in front of them proves what the tenant owes. That means the exact amounts, the exact dates, and what both sides did about it along the way.

With Section 21 abolished under the Renters' Rights Act 2025, Section 8 is now the route to possession, and arrears grounds come with strict evidential requirements. A tenant's solicitor will scrutinise your rent ledger for inconsistencies, look for gaps in your correspondence, and check whether you complied with your own obligations throughout the tenancy. If you can't show the deposit was protected and the prescribed information served, the court can't make an order even on a mandatory ground, and on the discretionary grounds any other compliance failures count against you.

The evidence courts want is simple to keep if you record it week by week, as things happen. Our guide on what evidence tribunals expect from landlords covers the general principles; this article applies them specifically to arrears.

The week-by-week playbook

Day 1: the payment is missed

The moment rent doesn't arrive, update your rent statement. This is a simple, dated ledger showing the rent due, the date it was due, what was received, and the running balance. Every arrears case is built on this document, so keep it accurate from the very first missed payment rather than reconstructing it from bank statements months later.

Don't assume the worst on day one. Payments fail for mundane reasons: a changed bank account, a cancelled standing order, a salary date shifting. Whatever the reason, start the record now. Note the date, the amount, and the fact that no payment arrived.

Days 2 to 7: first contact, in writing

A friendly message within the first few days is both good practice and good evidence. Something short: the rent due on this date has not been received, please check whether the payment went through, and get in touch if there is a problem. Send it by a method that leaves a record, such as email or a message platform where you keep the thread. If you speak on the phone, follow up with a short written summary of what was said.

Start a contact log at the same time. This is a dated list of every attempt to reach the tenant and every response: the date, the method, what was said or sent, and what came back. It takes seconds per entry and becomes one of your most valuable documents. A complete contact log shows a court you acted promptly, communicated fairly, and gave the tenant every chance to resolve things.

Days 7 to 14: the first formal letter

If a week passes with no payment and no meaningful response, send a first arrears letter. Keep a copy, note the date it was sent, and record how it was delivered. A good arrears letter typically covers:

• The exact amount outstanding and the date it fell due
• A copy of, or reference to, the up-to-date rent statement
• A clear request for payment or contact by a specific, reasonable date
• An invitation to discuss difficulties and to propose a payment plan if the tenant can't pay in full
• Signposting to free debt advice services such as Citizens Advice or StepChange
• A factual, neutral tone that avoids threats or speculation about eviction

That last point matters twice over. A letter that states the facts, sets a deadline, and offers help is firm and fair at the same time, and it reads well both to the tenant today and to a judge later. An aggressive letter can undermine your case even when the arrears are real. (This is general information, not legal advice. If you're unsure how to word formal correspondence, get professional input.)

Days 14 to 28: conversation and payment plans

By the second and third week, aim for a proper conversation. If the tenant is in genuine difficulty, a payment plan is often the fastest route to recovering the money, and courts expect to see that you explored one before reaching for formal notices.

Whatever is discussed, put it in writing. If you agree a plan on the phone, send a follow-up message the same day: the amount of the ongoing rent, the additional amount towards arrears, the payment dates, and what happens if the plan isn't kept. Ask the tenant to confirm. A phone call on its own leaves you with very little evidence. Once the plan is confirmed in a message thread, you have a dated record of exactly what both sides agreed.

Keep logging every payment made under the plan, and every payment missed. If the plan fails, that dated record of the tenant agreeing terms and then not meeting them is significant evidence in itself.

Month 2 and beyond: preparing for formal action

If arrears continue to build despite letters and a payment plan, you may be heading towards a Section 8 notice. Before you serve anything, get your evidence bundle in order: the full rent statement, every letter and message with dates, the complete contact log, the payment plan correspondence, and proof that you met your own obligations throughout the tenancy. Serving notice with gaps in this bundle is how strong cases turn into weak ones.

What a court expects to see for arrears grounds

Under the Renters' Rights Act, the arrears grounds work like this. Ground 8 is the mandatory ground for serious arrears: the tenant must owe at least three months' rent (for monthly tenancies) both when you serve the notice and when the court hears the case. That threshold was raised from the previous two months. The notice period is four weeks. Because the threshold is tested at two points in time, your rent statement needs to show the position precisely on both dates.

Grounds 10 and 11 are discretionary. Ground 10 covers some rent being unpaid, and Ground 11 covers persistent late payment. The court can grant possession on either, but only if it considers it reasonable. Like Ground 8, they carry a four-week notice period. For Ground 11 the evidence is the pattern of payments: a rent ledger showing repeated late payments over time, supported by bank statements and correspondence. Vague claims that the tenant is “often late” carry no weight.

For all of them, the court can't make an order while a deposit is unprotected or the prescribed information hasn't been given. On the discretionary grounds it also weighs how you have behaved as a landlord, so keep your safety certificates current and your proof that the tenant received them. Our full guide to Section 8 eviction grounds in 2026 covers every ground and its notice period in detail.

Pre-action expectations

Courts expect possession to be a last resort for arrears, and they look for evidence that you behaved reasonably before starting proceedings. In practice, that means being able to show that you contacted the tenant promptly when arrears arose, provided clear statements of what was owed, discussed repayment and considered any proposals the tenant made, signposted the tenant to debt advice, and gave them a genuine opportunity to bring the account up to date.

Notice how each of those is a documentation task. If you followed the week-by-week playbook above, your contact log and correspondence already show what you did before taking action. If you skipped straight from missed payment to formal notice with nothing in between, expect that gap to be raised against you. For what comes after the notice, see our walkthrough of how the eviction process works in 2026.

Common documentation mistakes

Relying on verbal agreements. The classic arrears mistake. A payment plan, a promise to pay by Friday, an agreement to reduce rent temporarily: if it only happened out loud, it is your word against the tenant's. Every agreement, however informal, gets confirmed in writing the same day.

Gaps in the contact log. A log that shows activity in week one, silence for two months, then a flurry before the notice tells a court you only started caring when you decided to evict. Log everything as it happens, including the tenant's responses and non-responses.

Editing records after the fact. Never tidy up, backdate, or reconstruct records once a dispute is brewing. Courts are alert to evidence prepared for litigation rather than created in the normal course of business, and a single edited entry can taint the credibility of everything else you submit. A record made at the time carries weight even when it is imperfect.

An unreliable rent ledger. If your statement doesn't reconcile with the bank records to the penny, the tenant's representative will find the discrepancy. Keep one authoritative ledger and update it every time money moves.

No proof the tenant received anything. Sending a letter only proves you sent it. Where possible, use methods that create delivery evidence, and remember this applies to the Section 8 notice itself, which must reach the tenant provably.

Ignoring your own compliance position. Arrears cases regularly stall because of problems on the landlord's side of the ledger: an unprotected deposit, prescribed information that was never served, or no proof of when the notice was served. Audit your own compliance before you serve notice, so that you find any gaps before the tenant's representative does.

Keeping everything in one place helps here. A single timestamped record of what was sent to the tenant and what they acknowledged (the kind of audit trail a platform like HouseFile builds automatically) means the compliance half of your evidence bundle is already done when you need it.

When to get professional help

Documentation is something every landlord can and should do themselves. Knowing when to escalate is different. Consider professional advice from a solicitor, a reputable eviction specialist, or your landlord association's helpline when arrears are approaching the Ground 8 threshold and you are considering serving notice, when the tenant disputes the arrears or raises counterclaims such as disrepair, when there are complicating factors like a joint tenancy or a guarantor, or when any notice you served is challenged.

Getting the notice wrong (wrong form, wrong ground, wrong notice period) invalidates it and sends you back to the start. Professional help at the notice stage is cheap compared to months of lost rent from a failed claim. And whoever you instruct will start by asking for exactly the records this article describes: the better your documentation, the less their time costs you.

What to do from the first missed payment

Rent arrears are stressful, but the records you need are simple to keep. From the first missed payment, keep a dated rent statement, log every contact, keep every message, and put every agreement in writing. Communicate firmly but fairly, offer a payment plan before formal action, and make sure your own compliance evidence is as solid as your arrears evidence.

Most arrears are sorted out without going to court. When a case does reach court, the landlords who come through it are the ones who kept their records week by week as things happened. Start the log on the day the first payment is missed.

This article is for general information only and does not constitute legal advice.