Handling tenant disputes without ending up in court

Most disputes are about money or the state of the property. Both are easier to handle if you have evidence and a calm tone.

Rent arrears

Step 1: a friendly nudge. Most "missed" rent is a standing-order issue, not a deliberate non-payment. A polite text usually fixes it within 24 hours.

Step 2: if it doesn't, write. Email, not text. State the amount owed and a deadline.

Step 3: by the time you're 30 days behind, log a Section 8 case in havelo and gather the evidence (bank statements showing missed payments, your written reminders).

Step 4: at 60 days, the Section 8 ground 8 (mandatory possession) is available. Serve the notice via your solicitor.

The single biggest mistake: waiting too long. A landlord who waits 6 months loses the income forever.

Property damage

Always photograph the property at move-in (we add an inventory section to havelo's tenancy record so the photos live with the tenancy). Your photos at move-out are then an evidence-based comparison.

Distinguish damage from fair wear and tear. The Tenancy Deposit Scheme publishes guidance worth reading. A scuffed skirting board is wear and tear. A hole in the wall is damage.

Deposit deductions

Don't ambush the tenant. At checkout:

1. List your proposed deductions with photo evidence and a quote.
2. Send to the tenant.
3. If they agree, return the rest within 10 days.
4. If they don't, the scheme's free dispute resolution will arbitrate. The arbitrator's decision is binding and almost always within a few hundred pounds of the truth.

Track it all

The Legal Cases module (/dashboard/legal) handles deposit disputes as their own case type. Maintenance handles the damage repairs with photo evidence and contractor invoices.

This is general guidance. Anything contested should go to a solicitor.