Recovering rent arrears after the tenant has left

To recover rent arrears from a former tenant, start with what you already hold: the deposit, through your deposit scheme's process, and any guarantor. For whatever is left, send a letter before claim and, if it isn't paid within 30 days, bring a money claim in the county court. A judgment can then be enforced, for example by taking payments from the former tenant's wages. First, make sure the tenancy has actually ended.

This page covers landlords in England. For the wider steps, see the rent arrears guide.

First, make sure the tenancy has ended

A tenant moving out doesn't by itself end an assured tenancy. It ends when:

• the tenant gives valid written notice (at least 2 months, unless you agreed a shorter period in writing) and it runs out;
• the tenancy is surrendered, for example by agreement; or
• a possession order is enforced.

There is no statutory abandonment procedure. If the tenant has simply disappeared, retaking the property without a surrender or court order risks unlawful eviction. See tenant abandoned the property.

With joint tenants, one tenant's notice usually ends the joint tenancy, and all joint tenants are responsible for the rent.

Work out exactly what is owed

Draw up a final rent schedule up to the date the tenancy ended:

1. List every rent payment due and made, with a running balance.
2. Apportion the last rent period if the tenancy ended part-way through it. Since 1 May 2026 you must repay any rent the tenant paid for days after the tenancy ended.
3. Only count rent. Other charges count as rent only if the tenancy agreement makes them part of the rent.
4. Deduct anything already recovered, such as deposit deductions or payments from a guarantor.

The rent arrears calculator helps while the tenant is still in the property; for a final account, your bank statements are the evidence that matters.

Your options to recover rent arrears from a former tenant

Option	When it fits	Court fee	Guide
Deposit deduction	You hold a protected deposit	None	Using the deposit
Claim from the guarantor	There is a written guarantee	Money claim fee	Guarantors
Enforce a money order you already have	The possession claim included the arrears	Enforcement fees	CCJs for unpaid rent
Money claim against the former tenant	The balance is worth chasing and you have an address	£35 to 5% of the claim	Money Claim Online

Joint tenants and guarantors

GOV.UK's tenant guide says all joint tenants are responsible for the rent, so you can look to each of them for the arrears, not just the one who stayed longest. A money claim can name more than one defendant, but the online service isn't available for claims against 3 or more defendants, or by more than one claimant (for example, joint landlords both claiming). In those cases, use paper form N1.

Before you sue: the letter before claim

The Pre-Action Protocol for Debt Claims applies to "any business (including sole traders and public bodies)" claiming a debt from an individual. It doesn't say whether a private landlord counts as a business, so the safe course is to follow it. Under the protocol:

• Send a letter of claim by post (email can be used as well). Date it and post it that day or the next.
• Include the amount owed, whether interest or charges continue, details of the tenancy, how to pay, an up-to-date statement of account, the protocol's Information Sheet and Reply Form, and a Financial Statement.
• Wait 30 days. If there is no reply, you can start proceedings 30 days after the date on the letter.
• If they say they're getting debt advice, allow a reasonable time, and at least 30 days from their reply.
• If talks fail, give 14 days' notice before you issue.

Courts can penalise a claimant who ignores the protocol, for example on costs or interest. Use the letter before claim template.

Is it worth it?

Ask four questions:

1. How much is owed after the deposit and guarantor? Compare it with the fees below.
2. Do you have an address for the former tenant? Online claims aren't available if a party has no address in England or Wales.
3. Can they pay? A judgment against someone with no income or assets may stay unpaid, even with enforcement.
4. Are they in a Breathing Space? If so, no money claim can be issued until it ends.

Worked example

Rent was £950 a month. The tenant left owing £2,600. You held a protected deposit of £1,000.

Step	Amount
Arrears when the tenancy ended	£2,600
Deposit deduction agreed through the scheme	− £1,000
Balance to claim	£1,600
Money claim issue fee (£1,500.01 to £3,000 band)	£115
Small claims hearing fee, if defended (£1,500.01 to £3,000)	£181
Attachment of earnings order, if the judgment isn't paid	£139

If you add interest, it counts towards the claim value and can change the fee band. GOV.UK says the rate for this kind of debt is usually 8%. Defended claims of £10,000 or less are referred to free HMCTS mediation first.

What to do next

Start with the deposit and any guarantor, then send the letter before claim. If it goes unanswered, read Money Claim Online for rent arrears for how to file, and getting a CCJ for unpaid rent for what happens after judgment.