Case Background
Last year, Mr. Wang (pseudonym), a Chinese landlord based in London, contacted us for help. He had rented out a two-bedroom flat through an agent to a male tenant who claimed he had “just changed jobs.” The tenant appeared polite, provided full income documents, and nothing unusual was picked up by the agent.
Less than two months after the tenancy began, a series of problems emerged:
• Rent payments were increasingly delayed;
• The tenant repeatedly made excuses such as “salary delayed” or “bank transfer issues”;
• Neighbours reported loud noise at night, suspecting the flat was being sublet;
• Eventually, the tenant disappeared, and the flat was locked.
Mr. Wang later discovered through social media that this tenant was in fact a “professional rent dodger,” with a pattern across several areas in London:
Rent → Delay payment → Refuse to move → Illegally sublet to profit from the rent difference.
Legal Process
At first, Mr. Wang wanted to change the locks or cut off utilities, but we immediately warned him:
Doing so constitutes Illegal Eviction, and the landlord could be counter-sued by the tenant.
We assisted him through the lawful termination and eviction process as follows:
1. Issuing a Solicitor’s Letter (Letter Before Action)
Setting out the tenant’s breaches (rent arrears + unauthorised subletting) and requiring rectification or vacating within 14 days.
2. Starting a Section 8 Eviction Procedure
A notice was served under Section 8 of the Housing Act 1988, citing:
• Grounds 8 and 10 (rent arrears)
• Ground 12 (breach of tenancy terms)
Fourteen days later, we applied to the court for a Possession Order.
3. Submitting the Evidence Bundle to the Court
Including:
• Rent statements;
• Evidence of subletting (neighbour statements + screenshots of online listings);
• Correspondence of solicitor’s letters.
4. Court Decision & Bailiff Enforcement
After the hearing, the court found the tenant in breach and granted a Possession Order (requiring the tenant to leave within two weeks). When the tenant still refused to move, we assisted Mr. Wang in applying for a Warrant of Possession, and bailiffs proceeded with physical eviction.
Outcome
From the first solicitor’s letter to regaining possession, the process took about two months.
The court ordered the tenant to:
• Return possession of the property;
• Pay rent arrears of approximately £8,400;
• Pay part of the legal fees.
After the property was recovered, we also helped Mr. Wang update his tenancy agreement with stronger protective clauses, including:
• A clear prohibition on subletting;
• Landlord’s right to conduct periodic inspections;
• Rent arrears of 14 days constitute breach and justify a Section 8 notice;
• Requirement to provide three consecutive months’ payslips and employer reference before tenancy.
Legal Advice
If you experience similar issues, such as:
• Rent arrears and refusal to move;
• Unauthorised subletting;
• Deliberate delay or avoidance of communication;
Do not change the locks or attempt to remove the tenant yourself.
You should seek legal assistance immediately and use Section 8 / Section 21 procedures to evict the tenant lawfully. This protects your rights and prevents the risk of being counter-claimed.
