Landlord Guide: 10 Eviction Do’s and Don’ts

Eviction is one of the toughest parts of being a landlord. Whether a tenant has stopped paying rent, damaged your property, or repeatedly broken the terms of the tenancy agreement, you need to handle the situation carefully.

The eviction process in the UK is heavily regulated - and for good reason. But that also means if you get it wrong, it could lead to delays, court costs, or even legal action against you.

This article explains 10 key do’s and don’ts for eviction, with practical advice to help landlords in Crystal Palace avoid mistakes and stay within the law. At Your Home Managed, we work with landlords every day to protect their investments and ensure tenancies run smoothly.

As an experienced letting agent in Crystal Palace, we know how to handle even the trickiest situations with professionalism and care. If you're currently dealing with a tenant issue, or simply want to be prepared, read on for clear, actionable advice.

5 Eviction Do’s Every Landlord Should Follow

1. Do follow the correct legal route

You can’t evict a tenant simply because you want the property back. In England and Wales, the two main legal routes are:

• Section 21 notice – for ending a tenancy at the end of a fixed term or during a periodic tenancy, without needing to give a reason.
• Section 8 notice – where the tenant has broken the terms of the tenancy, such as by failing to pay rent or causing damage.
  You must give the correct amount of notice and complete the necessary paperwork exactly as the law requires. Timings and requirements vary, especially since housing laws can change, so always double-check the current rules or seek expert help.

2. Do ensure you’ve met your legal obligations as a landlord

You cannot serve a valid eviction notice if you haven’t met certain legal requirements. These include:

• Protecting the tenant’s deposit in a government-approved scheme within 30 days
• Providing the tenant with an up-to-date gas safety certificate
• Providing the current ‘How to Rent’ guide
• Ensuring the property has a valid Energy Performance Certificate (EPC)
  If any of these are missing or out of date, your notice may be invalid, and the court could throw your case out.

3. Do document everything

It’s vital to keep detailed records throughout the tenancy - especially when problems begin.

• Save all emails and texts
• Record any late rent payments
• Note down inspection findings and conversations
• Send all formal communication in writing. If the case goes to court, having thorough documentation will help you demonstrate that you acted reasonably and legally at every stage.

4. Do try to communicate first

Eviction should always be a last resort. In many cases, a conversation with the tenant can lead to a resolution. If rent has been missed, they may just need time or a payment plan. If there’s damage or neighbour complaints, setting clear expectations might solve the issue without needing formal action. Of course, if you’ve already tried and failed to resolve things informally, then moving forward with a notice may be the only option. But don’t underestimate the power of early, respectful communication.

5. Do get expert support when needed

The eviction process is legally complex, and mistakes can delay repossession or even make you liable for compensation. A property management company in Crystal Palace like Your Home Managed can guide you through every step - from serving notices correctly to attending court if needed. We also help you re-let your property in Crystal Palace quickly, so you’re not left with a vacant home and no income.

5 Eviction Don’ts That Could Land You in Trouble

1. Don’t try to evict the tenant yourself

Changing the locks, removing the tenant’s belongings, or turning off the utilities to make them leave is illegal. This is classed as an unlawful eviction, and it could result in a court case, a fine, and compensation payable to the tenant. Even if the tenant is months behind on rent or causing serious issues, you must go through the formal eviction process.

2. Don’t ignore the reason for the eviction

If you're serving a Section 8 notice, make sure the grounds are solid and backed up with evidence. For example, if you’re claiming rent arrears, have a full payment history ready. If you’re relying on anti-social behaviour as the reason, collect witness statements or complaints. Courts want to see a clear and fair basis for eviction.

3. Don’t serve notices incorrectly

Serving a notice in the wrong format, giving the wrong notice period, or failing to serve it properly could make it invalid. Always check the latest guidance, as rules do change. Working with a letting agent in Crystal Palace like Your Home Managed ensures every step is handled by the book.

4. Don’t delay taking action if problems start

Landlords sometimes wait too long before starting the eviction process, hoping things will improve. This can lead to serious rent arrears, property damage, or ongoing stress. While it’s good to give tenants a chance to resolve problems, be prepared to act if things don’t improve. A structured approach early on can often resolve issues or, at the very least, start the legal timeline.

5. Don’t forget your responsibilities after serving notice

Serving a notice doesn’t mean your obligations as a landlord stop. You still need to respond to repair requests, ensure the property remains safe, and treat the tenant fairly while the notice period is active. Courts will look at your behaviour throughout the process, so continue acting professionally until the tenancy ends.

Need Advice on Eviction?

Eviction is never easy but getting it wrong can make things much harder. That’s why we support landlords with honest advice, expert guidance, and complete property management. Whether you're dealing with a challenging tenant or simply planning ahead, our team at Your Home Managed is here to help. As a trusted property management company in Crystal Palace, we know the eviction process inside out and can take the weight off your shoulders.

Speak with our team today on 0208 125 7780 or email info@yourhomemanaged.com to get clear answers and practical help.

We also help landlords let their homes quickly and legally. If you’ve got a property to let in Crystal Palace we can take care of it all - from tenant sourcing to full management.

In the meantime, we've answered some of your common questions about tenant evictions.

FAQs

Can I evict a tenant if they’ve only missed one rent payment?

You can issue a Section 8 notice for rent arrears, but many landlords wait until there are at least two months of arrears before taking action. It’s also wise to try and speak to the tenant first to understand their situation.

Do I need a solicitor to evict a tenant?

Not always. If you’re confident in the process and have handled notices before, you can manage it yourself. But many landlords prefer to use a letting agent in Crystal Palace or a solicitor to avoid mistakes, especially if the case may go to court.

How long does the eviction process take?

Timelines vary depending on the notice type, how quickly the court responds, and whether the tenant leaves voluntarily. It can take several months from notice to repossession, so starting early and getting support can make a big difference.