
Your rights as a landlord – and how you can still evict a tenant
The Renters' Rights Bill currently in the House of Lords is a more comprehensive version of the Renters' Reform Bill which was brought to parliament under the previous government. The new bill brings an end to 'no fault evictions' leaving landlords worried about removing problem tenants.
But there are still ways to remove troublesome tenants, even after the bill is passed, most likely at some point in 2025.
If you are faced with a rogue tenant, then here is what you need to know in order to legally evict them, once Section 21 has been abolished. In this article, we will cover:
What are the current eviction rules?
Until now landlords have been able to use Section 21 to evict renters at the end of their tenancy without providing justification, as long as they give them two months' notice.
Landlords can still use Section 8 to get rid of tenants who wreck the property or stop paying rent. However, this involves going to court, which can take months.
A problem tenant is any landlord's worst nightmare, costing potentially thousands of pounds in damage or unpaid rent – in the past Telegraph Money has heard of rogue tenants who set up cannabis farms in the loft and others who filled the house with rotting trout.
During the pandemic, the government imposed a ban on evictions. Ever since this was lifted in 2021, there has been a surge in landlord possession claims and evictions, according to the Ministry of Justice.
Almost 20,000 households were served a Section 21 notice last year, more than double the number in 2021, as landlords rushed to regain control over their properties before Section 21 was scrapped.
Evicting problem tenants after the Renters' Rights Bills
There are still ways you can evict problem tenants even after the Renters' Rights Bill comes in. Those include:
Anti-social behaviour
Property damage
Unpaid rent
Anti-social behaviour
The Government recently revealed an action plan to help landlords crack down on anti-social tenants, although no date for new powers has been decided.
Currently, landlords can only end a tenancy over anti-social behaviour if there is a conviction. The new proposals would remove the requirement for a conviction, meaning an eviction could be obtained by a landlord on evidence alone.
James Wood, of the National Residential Landlords Association, said anti-social behaviour is notoriously difficult to prove. 'Most of the victims will be the immediate neighbours or other tenants, who are understandably scared of providing evidence in court.'
If there are reports of anti-social behaviour, give the other tenants and neighbours a channel to report the information confidentially. Ideally, they should keep an evidence log of when and where incidents occur, as this will strengthen your case if it goes to court.
Reporting the behaviour to the police or local authority could also help here. You should warn the tenant that their behaviour is not acceptable, without identifying the informer. If the behaviour persists, then you will have to serve a possession notice. Read more on these below.
Property damage
Some wear and tear is to be expected over the length of the tenancy. But if the tenant has caused damage to the property, the cost can be deducted from the deposit.
There is a clear difference between natural wear and tear and property damage. Scratches on the wall and appliances that have broken down are examples of natural wear and tear, whereas cigarette burns on a carpet, a broken chair, or an overloaded plug socket constitute damage.
Before renting out the property, it is best to complete an inventory report with the items in the property but also the condition of those items. If deducting costs from the deposit, this must be on a like-for-like basis. You cannot charge a tenant for the cost of a new premium mattress if they damaged a cheap one.
Unpaid rent
There has been a rise in the number of landlords chasing unpaid rent from tenants since the pandemic began. Last year instructions for rent debt recovery services surged by 180pc compared to the previous 12 months, according to Landlord Action, an eviction firm.
Paul Shamplina, founder of Landlord Action, said that if a tenant stops paying rent, the landlord should get in touch as soon as possible. Hopefully, the problem is only temporary and you can compromise. Mr Shamplina said: 'A good tenant doesn't turn rogue overnight.'
However, if a compromise cannot be reached, and if the rent goes unpaid for more than two months, the landlord can decide to serve a Section 8 notice. This gives the tenant 14 days' notice to pay.
If the rent still has not been paid, the landlord would have to apply to the courts for a possession order and a money order.
Mr Wood said: 'Alternatively, landlords can apply via Money Claim Online for a judgment for just the arrears if they still want the tenancy to continue.'
Money Claim Online is an online portal, operated by HM Courts & Tribunal Service, which allows claims to be made for up to £100,000. Mr Shamplina added: 'If at this point the tenant still does not pay, the landlord would have to instruct bailiffs.'
If a tenant has been in at least two months' arrears three times in the previous three years, this is grounds for mandatory eviction.
How to legally evict a tenant
You must give your tenant appropriate notice that you wish for them to leave the property. With Section 21 abolished, you must use Section 8 notice under the Housing Act 1988.
How landlords deal with bad tenants
How to use Section 8
Section 8 can be used where the landlord has grounds for eviction including property damage, rent arrears or anti-social behaviour. However, you will need to have evidence to back up your claim if your tenant takes you to court.
Mr Wood said: 'Because of the lack of certainty in this route, most landlords prefer to use Section 21 to deal with cases where the tenant is in arrears or is anti-social.'
You must fill in a 'Notice seeking possession of a property let on an assured tenancy or an assured agricultural occupancy'. On this form you should specify what terms of the tenancy have been breached. You should give between two weeks' and two months' notice, depending upon which terms you are relying.
How to make a possession order
If your tenant refuses to leave after receiving notice then you can serve a possession order. This requires you to fill in a Form N5 claim for possession and N119 particulars of claim for possession.
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Belfast Telegraph
4 hours ago
- Belfast Telegraph
Fire started and windows smashed at Larne Leisure Centre
live | Follow our blog for the latest updates Masked youths have attacked Larne Leisure Centre by smashing windows and setting fires in a third day of disorder. Social media posts have suggested that those moved out of Ballymena homes were being housed there earlier today. It is understood there is currently nobody inside the Leisure Centre. It comes as protestors have gathered in towns across Northern Ireland with some being peaceful, while others have turned violent. The initial rioting ignited in Ballymena with the PSNI saying it is 'not clear' if paramilitaries are coordinating violence in the Co Antrim town. Assistant Chief Constable Ryan Henderson, speaking during a press conference today, said: "At this point it's not clear to us or through intelligence or what we're hearing if there's paramilitary coordination to it." Meanwhile, Northern Ireland Secretary Hilary Benn is planning to visit Ballymena, it has been announced. Lady Anderson, speaking in the House of Lords today, said the Cabinet minister was having "active conversations" with both the Stormont administration and the PSNI. News Catch Up - Wednesday 11th June 2025 The Prime Minister Sir Keir Starmer has also condemned 'mindless attacks' during the outbreak of violence in Ballymena and other parts of Northern Ireland. Seven people have been arrested and 33 PSNI officers were injured over two nights of what the PSNI Chief Constable has described as 'mindless violence'. Follow our live blog for the latest updates: 3 minutes ago Police Land Rovers arrive at Larne Leisure Centre Five police Land Rovers have arrived at the scene of the ongoing incident in Larne. Fire crews have been tasked to tackle the blaze that is understood to be currently contained to foyer of the leisure centre. Damage caused to a leisure centre in Larne amid protests Social media posts have suggested that those moved out of Ballymena homes were being housed there earlier today. 38 minutes ago Police are at the scene as a small crowd has gathered in Ballymena Kevin Scott on Twitter / X A ring of police around the Harryville Bridge and Clonavon areas of crowds around but all spectators; all peaceful. @BelTel Kevin Scott (@Kscott_94) June 11, 2025 External contentWhen displaying external content, data is transferred to third parties. Today 07:05 PM Several bus services suspended in Coleraine following reports of a protest Translink on Twitter / X #ULB Due to a protest in the area & buses not being able to access to the bus station #Coleraine 140a/b triangle services have been suspended.— Translink (@Translink_NI) June 11, 2025 External contentWhen displaying external content, data is transferred to third parties. Today 06:03 PM A vandalised house in Ballymena is now displaying a 'British Household' sign in the window Today 05:39 PM MLA urges for political leadership amid reports of anti-immigration protest in Portadown Sinn Fein MLA John O'Dowd has called for all political representatives to show leadership and urge a boycott of an anti-immigration protest planned in Portadown this evening. A Sinn Fein spokesman said there are reports of a demonstration being organised with one flyer suggesting the protest will target several homes and a hostel in the area. 'Reports of a racist protest being organised in Portadown by faceless elements are deeply disturbing and disgraceful,' the Upper Bann MLA said. "I am calling on all politicians, particularly those with influence in the greater Portadown area, to distance themselves from this protest and to publicly encourage a boycott. 'Anything less would be a total abdication of leadership at a time when it is needed most. 'We have already seen the misery that racist thugs have inflicted on the people of Ballymena and elsewhere — those scenes must not be repeated in Portadown.' Today 05:08 PM Officers in north Belfast are investigating a number of reports of criminal damage and arson from yesterday evening Chief Inspector Mullan said: 'A number of homes and vehicles throughout the north of the city – in Buttermilk Loney, Silverstream Road, Woodvale Avenue and Oakley Street - were damaged with windows smashed. Also in Oakley Street, three properties sustained damage after a car was set alight. Shortly afterwards, in Silverstream Gardens, two vehicles were deliberately set alight, while a motorbike was destroyed in an arson attack in Florence Court. In Legann Street, another car was set alight and two houses had windows smashed. 'At this time, all incidents are being treated as racially-motivated hate crimes. We absolutely condemn these disgraceful attacks on our minority ethnic friends and neighbours. Those responsible are endangering not only the lives of those inside the properties, but putting themselves at risk of injury. 'Our investigations are ongoing and local officers are working to identify all those involved in this incident. Make no mistake, we are treating these incidents exceptionally seriously. We will pursue those responsible and ensure they face justice through our courts. We will continue to engage closely with partner agencies and local advocacy groups as enquiries continue." Today 04:51 PM Filipino man's plea to rioters after car burned out in Ballymena violence 'We are not here to destroy your community': Filipino man's plea to rioters after car burned out in Ballymena violence A Filipino man who had his car burned out and home attacked during violence in Ballymena has pleaded with rioters to stop, telling them 'we are not here to destroy your community'. 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"Most importantly, please ask yourself, how are [these criminal acts] helping the ongoing criminal investigation in support of a young victim who deserves justice? This violence only serves to undermine the criminal investigation and cause further distress and turmoil to a young victim and her family. " Today 04:03 PM 80 additional officers requested from Great Britain to help ACC Ryan Henderson said: "A significant policing operation, will be in place in Ballymena and beyond over the coming days. We're taking steps to increase available resources and are surging a significant number of extra officers, vehicles, and equipment to those areas with the rioting is taking place. This will have an impact on our communities." Today 03:59 PM PSNI preparing for possibility of more violence tonight ACC Ryan Henderson said: "My nearly 30 years in policing makes me absolutely alert to the fact we could see more tonight and that's why we're preparing and planning for that. "But I don't want the communities of Northern Ireland to feel unsafe, nor do I want them to feel that I am saying that we will definitely see this tonight." Today 03:57 PM Police 'not clear' on whether paramilitary coordination to rioting ACC Ryan Henderson said: "You will see the power of social media connecting different parts of Northern Ireland in terms of the desire to protest, but also the desire to be violent and how that has been done. And we have seen that in a number of sites over the past couple of days. "At this point it's not clear to us or through intelligence or what we're hearing if there's paramilitary coordination to it. But I want to be very clear that if it does come out from our investigations I'll not be slow or shy in attributing blame to those who are involved. " Today 03:53 PM PSNI press conference In a PSNI press conference today Assistant Chief Constable Ryan Henderson praised officers who have dealt with two days of rioting in Ballymena. He said: "32 officers have now been injured over the last two nights of rioting. And I want to say publicly my admiration for the bravery and professionalism of those officers that they showed when dealing with the challenges and the violence they had to face." Today 03:40 PM NI Secretary hoping to visit Ballymena Northern Ireland Secretary Hilary Benn hopes to visit Ballymena in the coming days, according to Lady Anderson. She also said the Cabinet minister was having "active conversations" with both the Stormont administration and the PSNI. Lady Anderson told peers that the region's Chief Constable Jon Boutcher was in the process of submitting a request through the mutual aid scheme to support current police policing operations. Today 03:33 PM Government minister says communities left 'very scared' following violence in NI A Government minister has said her thoughts are with communities in Northern Ireland who have been left "very scared" after two nights of violence in which a number of police officers have been injured. Responding to an urgent question in Parliament, Lords spokesperson for Northern Ireland Baroness Anderson of Stoke-on-Trent said: "The recent scenes of civil disorder which we have seen in Ballymena have no place in Northern Ireland. "The attacks on police officers as they work to keep people safe and on property are wholly unacceptable. "I would like to express my sincere thanks to the PSNI, the Northern Ireland Fire and Rescue Service and the Northern Ireland ambulance service, who have worked in difficult conditions over the past few days to keep people safe. "My thoughts and prayers are with those officers still receiving treatment, and with the communities across Northern Ireland who woke up this morning very scared." Today 02:41 PM Policing Board members thank PSNI and emergency services for efforts in 'face of vicious attack' Policing Board Members today attended a specially convened briefing to receive an update from the PSNI on the policing response to the violence and disorder in Ballymena and other areas of Northern Ireland. Members were briefed on policing operations and challenges following violence. Policing Board Chair Mukesh Sharma said: "Our thoughts are with the victim of this assault and their family. "Measures now being taken by the police to reassure the victims of the violence, and the wider community affected, were outlined and discussed." He added: "Board Members also heard about the ferocity of the violence directed at police officers and the police command decisions to deploy water cannon and baton rounds were explained. "We thank all the police officers, and emergency service colleagues, for their work in the face of vicious attack, and trust all 32 officers injured will make a full recovery." Ms Sharma said the board condemns acts of "wanton violence against people, police and property". He added: "Such violence and racism has no place in our community. The widespread calls for calm, in tandem with condemnation of the disorder and support for policing from political leaders and others, are welcomed. "Policing needs the continued support through political and community leadership to bring this violence to an end." Today 01:44 PM Deputy First Minister says violent demonstrations 'serve no purpose whatsoever' Deputy First Minister Emma Little-Pengelly says violence in Ballymena is "serving no purpose whatsover, but risk criminal convictions of young people". The Deputy First Minister added that the family of the victim of an alleged sexual assault in Ballymena have been "very clear" that they did not want violence following a peaceful demonstrations on Monday night. "At the heart of this initial protest was a victim, a young girl." "But then of course that [demonstration] turned into something very, very different, the family have been clear, they don't want that violence." Today 01:38 PM First Minister: Recent violence 'pure racism' Speaking at a joint press conference, First Minister Michelle O'Neill condemned recent violent demonstrations as "pure racism", saying "It's pure racism, there's no other way to dress it up." "We can't dress this up, this is racism in Ballymena, and we have to say that this is not tolerated in this society". "It's wrong - we have to say that it's wrong and all political leaders need to join together in calling for calm." First Minister Michelle O'Neill Today 01:02 PM Local Council on unrest: 'It needs to stop now' Mid and East Antrim Borough Council have condemned the unrest of the past two nights in Ballymena, saying the incidents have "brought fear and distress to so many people and blighted our local community." The Council also called for an end to the violence, urging anyone considering getting involved in demonstrations to think again. 'It needs to stop now. These are not protests, they are a disguise for violence and vandalism and will not be tolerated. 'Ballymena is a thriving town with a wonderful mix of people, businesses and communities. What is being broadcast across the world is not representative of the town or its people. 'Comprehensive plans are in place by the police to prepare for and deal with any further disorder. We would strongly urge anyone considering attending any gatherings to think again - stay at home, do not stand side-by-side with rioters, and think of your community."


Daily Mail
10 hours ago
- Daily Mail
EXCLUSIVE How Pheobe Bishop's alleged killers will be treated in jail - as a criminologist warns they'll be a target of 'convict justice'
Pheobe Bishop's alleged murderers will have to be isolated from other prisoners to protect them from 'convict justice', a leading criminologist says. Pheobe, 17, went missing near Queensland's Bundaberg Airport about 8.30am on May 15 after booking a trip to WA to visit her boyfriend. On Friday, officers discovered what were believed to be the teenager's remains near Goodnight Scrub National Park. The teen's housemates, James Wood, 34, and Tanika Bromley, 33, have been charged with her murder, three weeks after she missed her flight and vanished. Police say they moved her body more than once. Neither Wood nor Bromley appeared when the case was mentioned in Bundaberg Magistrates Court on Friday, and both were still being held in custody in a police watch house on Tuesday afternoon. They have not entered pleas and are expected to be sent to jail on remand. A Queensland Police Service spokesperson declined to comment while the matter was before the courts. Dr Vincent Hurley, a criminologist at Macquarie University who was a NSW police officer and negotiator for 30 years, told Daily Mail Australia the pair would be under massive 'anticipatory stress' while they await being sent to jail. 'They will be terrified of the unknown, so that anticipatory stress, along with things like poor nutrition, fear of ramifications for family, and just the sheer danger, will emotionally exhaust them,' Dr Hurley said. 'I anticipate they'll be put into protective custody because of the age of the girl, Pheobe. 'That means they'll be further isolated from the mainstream prison population. They'll be housed in a different wing, exercise and take their meals at different times. 'What would be considered a normal life in prison - they'll be at the extreme end of that situation.' Dr Hurley said Wood and Bromley will have to be housed in protective custody with other inmates at risk of harm for the full extent of their time in jail in order to prevent acts of 'convict justice' being carried out on them. 'In jail, those accused of murdering a child are held in even lower esteem than a police informant,' he said. 'Under the social norms of jails, they will have a target on their backs and hardened criminals will try to flog them within an inch of their life.' Dr Hurley also predicted that Bromley would have a more difficult time in a women's prison than her partner, Wood, in a men's facility. 'She'll be treated far worse than he will be,' he said. 'Some of the inmates will be mothers with children of similar ages to Pheobe.' Dr Hurley's grim prediction comes after Pheobe's mum Kylie Johnson urged the Gin Gin community to 'respect' Bromley's family following the charges against her. At a candlelight vigil for her daughter on Sunday, Ms Johnson called on the local community to remain peaceful and said her daughter would want people to show 'compassion'. 'I also want to remind our community - a very important reminder - and this is imperative for our family and for us to move forward in our healing,' she said. Bromley cares for two children, including one living with a disability, as part of a shared custody arrangement. Ms Johnson continued: 'I know Tanika has been charged. I know her family live within our community and I expect them to receive respect... those kids mean the world to us as a family. 'They meant the world to Pheobe as a family as well. It is imperative to us, as a family, that they are supported just as much as us. They are hurting probably more than us, even though we have lost our child. 'But I really need you to know that Pheobe's compassion would have reached that depth. 'There is to be no anger or hate towards that family.' Ms Johnson read out two poems in memory of her 'gypsy warrior' daughter and shared how Pheobe 'always sung her own tune' and 'lived to the fullest'.


The Sun
11 hours ago
- The Sun
Inside disgusting house of horrors where Pheobe Bishop ‘lived with her killers'… as even ‘the air tastes dirty'
HARROWING footage has revealed the disgusting conditions teen Pheobe Bishop was living in with her two alleged killer housemates. Towering piles of rubbish, chains, dog toys and dirty bed sheets can all be seen in the sickening home where Pheobe stayed with James Wood and Tanika Bromley. 9 9 9 Wood, 34, and Bromley, 33, were both formally charged with the 17-year-old's murder earlier this month. And just a day later, human remains were discovered on June 6 by police after a major three week search for a body. As investigations continue into Pheobe's tragic death, the shocking state of her home in Gin Gin has been uncovered. Australian news outlet 7News managed to get access to the property and revealed the squalor Pheobe was enduring in the weeks before her passing. Before entering, the landlord can be heard in the video announcing: "I can't prepare you enough for this." In almost every room the floor was impossible to see due to the mounds of rubbish. Footage shows mountains of half empty soda bottles, unopened packages and full black bin liners in each room. The furniture was all out of place across the house with the sofas falling apart and the beds stained yellow. Even dog poo appeared to be on the floors of the old Queenslander-style home. Due to the horror conditions and poor cleaning, a major issue with the property was the smell. The landlord added: 'The air tastes dirty… I don't know how people can be breathing this.' He also revealed the home was officially leased out by Bromley six months ago but she had been given a notice to leave after a recent inspection. Pheobe, from Gin Gin north of Brisbane, hadn't been seen or heard from since Thursday, May 15. Police first arrested Wood as he was the last person to see the teen as he reportedly took her to the airport. Cops believe during the drive to the airport, Wood, his girlfriend Bromley, and Pheobe all argued over stopping on the trip. Pheobe wanted to do her makeup in the car as she was on her way to Perth to visit her "high-school sweetheart" boyfriend, Wood said. The teen got her way in the end as Wood said he pulled over less than a kilometre away from their destination. He said: "We wanted to give her five minutes, give her her own space to do what she needed to do." 9 9 9 Wood and Bromley then said they walked off and were away from the car for around five minutes. When they returned, Wood said Pheobe and her bag were gone. This was the last time Pheobe was seen as an intense search operation was launched. On May 26, cops made a harrowing revelation. They believed evidence of a potential murder had been moved to cover up what had happened. On this same day, a new number plate was discovered to have been suspiciously painted and taped over Bromley's Hyundai car which drove to the airport. On June 5, police officially charged the couple with murder and two counts of interfering with a corpse. Cops allege Wood, Bromley and Pheobe were all in the car when it arrived at Airport Drive near Bundaberg Airport. They believe that the trio never left the car. Detective Inspector Craig Mansfield said: "Our evidence will outline the fact that three people arrived near to the airport, and three people never exited that vehicle." The pair continue to say they had nothing to do with Pheobe's disappearance or death. Wood and Bromley will appear in court on August 11. Pheobe Bishop timeline May 14: Pheobe Bishop's last known bank transaction takes place. May 15: Pheobe is reportedly dropped off near Bundaberg Airport's terminal by her housemates, James Wood and Tanika Bromley, in order to catch a flight to Brisbane and then to Perth to visit her boyfriend. May 15, 8:30am: Pheobe makes a final phone call to her boyfriend before her scheduled flight. Her phone is then switched off and has remained inactive since. May 15, post-8:30am: Pheobe fails to check in for her flight. CCTV footage confirms she did not enter the airport terminal. May 16: Family and police initiate search efforts. Pheobe's social media accounts show no activity during this period. May 21: Police declare Pheobe's disappearance as suspicious. May 24: Nine days after disappearing, Pheobe's distressed mum pleads the public for information. She says she is "absolutely begging anyone with any information to contact the Queensland Police Service". May 25: The search effort is widened to cover more area and homicide officers are brought in to help. June 4: Police call off the "physical search for Pheobe, who has now been missing for three weeks. June 5: Bromley and Wood are both arrested and charged with one count of murder and two counts of interfering with a corpse June 6: Police find human remains near the area Pheobe was last seen. 9 9