Eviction articles

How to use a Schedule of Rent Arrears

Lawpack on October 21, 2026

When a tenant falls behind with their rent, it is important for landlords to keep an accurate record of the payments due and the amounts outstanding. If rent arrears continue to build up and the landlord decides to take legal action, having a clear breakdown of the tenant’s rent account can be particularly valuable.

Lawpack’s Schedule of Rent Arrears is designed to help landlords record rent payments, calculate outstanding arrears and organise the information needed when pursuing a possession claim through the courts.

What is a Schedule of Rent Arrears?

A Schedule of Rent Arrears is a document that sets out the history of rent payments for a property. It shows how much rent was due, when payments were made and how much remains unpaid.

The schedule provides a straightforward way to calculate the total arrears and explain how the amount owed has accumulated over time. Rather than relying on informal notes or a series of bank statements, landlords can use the form to present the relevant information in a clear, structured format.

This can be particularly useful when a tenant has missed several payments, made only partial payments or paid irregular amounts towards the outstanding balance.

What information does the form include?

Lawpack’s Schedule of Rent Arrears contains five columns, each helping landlords build a clear picture of the tenant’s rent account.

Due date: The date on which the rent payment was due under the tenancy agreement.
Amount due: The amount of rent payable for that period.
Date paid: The date on which a payment was received, if applicable.
Amount paid: The amount the tenant actually paid towards the rent.
Total outstanding: The running balance of rent arrears remaining unpaid.

By completing each column accurately, landlords can demonstrate which payments have been missed and how the outstanding balance has been calculated.

For example, if a tenant owes £800 per month and misses two consecutive payments, the schedule would record each payment due and show the arrears increasing to £1,600, assuming no other payments or credits have been received. If the tenant subsequently pays £300, the schedule can be updated to show the reduced balance of £1,300.

This clear breakdown helps avoid confusion and makes it easier to identify discrepancies between the landlord’s records and the tenant’s understanding of their account.

Why is a Schedule of Rent Arrears important?

A Schedule of Rent Arrears is useful for more than simply keeping track of unpaid rent. It can also play an important role in managing a tenancy and preparing for possible legal proceedings.

Keeping accurate rent records

Landlords should maintain an accurate record of every rent payment due and received throughout the tenancy. Updating the schedule regularly helps identify missed payments early and ensures that the total arrears can be established at any given time.

Keeping the schedule up to date is particularly important if a tenant makes occasional payments or agrees to repay the arrears in instalments.

Communicating with the tenant

A clear schedule can help landlords explain the outstanding balance to a tenant and identify any disagreements about the rent account.

For example, a tenant may believe that a payment has been made when it has not been recorded correctly. Comparing the schedule with bank statements and receipts can help resolve the discrepancy before the matter escalates.

Supporting a possession claim

Where rent arrears persist, a landlord may decide to seek possession of the property through the courts. A Schedule of Rent Arrears can help explain the financial position and provide supporting evidence of the unpaid rent.

The schedule should be prepared carefully and supported by relevant records, such as the tenancy agreement, bank statements and correspondence about the arrears.

Using the Schedule of Rent Arrears in England

In England, landlords seeking possession because of rent arrears must follow the applicable statutory procedure. Since the Renters’ Rights Act 2025 came into force on 1 May 2026, the possession framework for assured tenancies has changed, and Section 21 no-fault evictions are no longer available.

A landlord seeking possession on rent-arrears grounds will generally need to serve the appropriate Section 8 notice, identifying the statutory ground or grounds relied upon and allowing the required notice period.

Lawpack’s Schedule of Rent Arrears can help landlords organise the rent information relevant to their claim. It should be completed accurately and used alongside the appropriate notice and court documents.

For a possession claim based on rent arrears, the N119 Particulars of Claim form is used with the N5 Claim Form under the relevant procedure. The rent-arrears schedule should be included where required to set out the payments due, the payments received and the outstanding balance.

Landlords should check the current court forms, procedural rules and requirements for their particular claim before issuing proceedings. The schedule is a supporting document; it does not replace a valid notice or guarantee that the court will grant possession.

Using the form in Scotland

Landlords in Scotland must follow a different legal framework from landlords in England. The notices and court procedures depend on the type of tenancy and the grounds on which possession is being sought.

Historically, a Schedule of Rent Arrears has been used in connection with an AT6 notice for certain short assured tenancies. However, Scotland’s tenancy laws have changed, and short assured tenancies are no longer the standard arrangement for new private residential tenancies.

Landlords should therefore check which tenancy regime applies and confirm the current notice and evidence requirements before relying on the form.

How to complete the schedule effectively

To make the Schedule of Rent Arrears as useful as possible, landlords should follow a few basic steps.

Check the tenancy agreement. Confirm the rent amount, payment frequency and contractual due dates.
Review payment records. Use bank statements, receipts and rent account records to establish which payments have been received.
Record each rental period. Enter the amount due and any payment received against the relevant dates.
Calculate the running balance. Make sure each outstanding figure reflects previous arrears, new rent due and payments or credits received.
Check the figures. Verify the totals and investigate any disputed payments before relying on the schedule.
Keep it updated. Record further payments and prepare an updated version when needed for correspondence or court proceedings.

Landlords should distinguish rent arrears from other sums, such as interest, legal costs or additional charges, which may require separate treatment and a legal basis for recovery.

A practical tool for managing rent arrears

Dealing with unpaid rent can be stressful and time-consuming, particularly when arrears continue to accumulate. Maintaining clear records from the outset can make it easier to understand the position, communicate with the tenant and prepare the necessary paperwork if legal action becomes unavoidable.

Lawpack’s Schedule of Rent Arrears provides a structured way to record payments due and received, calculate the outstanding balance and organise important rent-account information. Used alongside the relevant tenancy documents and supporting evidence, it can help landlords prepare for the next steps in managing rent arrears.

Whether you manage your property yourself or use a letting agent, an accurate schedule is a useful part of responsible tenancy management.

This article provides general information and is not legal advice. Landlords should check the current legal requirements and applicable court procedures before serving notices or starting possession proceedings.

How a landlord should complete a check-out

Lawpack on October 21, 2026

Arrange to meet your tenant no later than 24 hours after the final day of the tenancy so that no external influences have had an opportunity to affect the condition of the property. If the check-out is done too long after the tenants have left, they may be able to claim that the damage was done after they left and that it is therefore not their responsibility.

You should also try to conduct the appointment at a time that will offer you the best chance of good weather conditions so that you can see as much of the property in natural light as possible.

When you arrive you will need to take back the keys, read the meters and ask your tenant for his forwarding address. There are spaces for you to record all of this information in the Property Inventory and Schedule of Condition Template. It is advisable that you do this before going through the property with the tenant so that it is out of the way.

Many landlords find it useful to explain to their tenants how they intend to inspect the property. For example, you might like to read the Property Inventory and Schedule of Condition out loud as you go from room to room checking each item carefully in the tenant’s presence. Alternatively, you may like to go through the property reading the Property Inventory and Schedule of Condition to yourself only raising any areas of suspected damage or missing items with your tenant as you come across them. Either way the key is to be as thorough and as objective as possible.

When you do discover something that is either missing or damaged you should use the relevant comments box on the Property Inventory and Schedule of Condition Template under the column headed ‘Check-out’. Also, do not be afraid to write down anything that relates to general wear and tear as this will assist you when it comes time to updating your Property Inventory and Schedule of Condition for the next tenancy; if your tenant questions you about wear-and-tear damage, tell him that you are simply making notes for this purpose and that you cannot deduct money from his deposit for items that have suffered fair wear and tear.You might consider making these comments with a different coloured pen.
When you do make the distinction between what is fair wear and tear and what is excessive damage you must consider a number of factors such as how old the item is and the quality and condition it was in when the tenant moved into the property. It is essential that you avoid making any financial or material gain when you deduct money from your tenant’s deposit, so always think about how long each item might reasonably last in a rented property and also the ‘type’ of tenants you have; for example, a family with young children is likely to cause more wear and tear to your
property than a professional couple who are out at work all day, and you must take this into consideration.

Being objective

It can sometimes be very difficult to stand back and consider your property objectively when conducting a check-out, particularly in the instance that you feel your tenants have caused some damage or not looked after the property as you might have done.

As you go through the check-out procedure with the tenant, maintain open dialogue and try not make personal remarks that could cause friction. Remember that you are a landlord and this is a business transaction. You should remain fair and reasonable and make all allowances for what is acceptable wear and tear and what is excessive damage.

As you make notes in the check-out boxes on the Property Inventory and Schedule of Condition, think practically about what will need to be done to put things right. Remain calm and discuss this with your tenant politely. You might try to imagine yourself as an independent Inventory Clerk whose duty is simply to record the condition of the property when the tenant moved in compared to how it looks now.
If the tenant is not happy with this, show him the place in the Property Inventory and Schedule of Condition where you have noted a change in condition and ask for his feedback. Remember that the tenant signed the Property Inventory and Schedule of Condition when he moved in agreeing to the items and their condition, so it should be relatively simple for you to prove instances where excessive damage or loss has
occurred within this document.

At the end of the check-out you should be able to see any areas where you think the tenant may be liable for costs that could be deducted from the deposit and you should state these along with any action you intend to take.

Always consider how a third party might view the deductions you propose. Your tenant may be able to force you to prove, via arbitration, that the sum you want to deduct is fair.

If you can see no reason to make any deductions from the tenant’s deposit, you should not waste time in administering the return of the monies in full. As long as you have received all sets of keys, there is no need for the deposit to be held onto and, depending on when the tenancy began and which Tenancy Deposit Scheme you are using, it should be returned to the tenant by you or the scheme administrator.

If you do intend to make deductions from the deposit, see the article Apportioning costs and life expectancy. When your tenant vacates the property you might consider changing the locks to maintain security. If the tenant does not return all sets of keys at the check-out it is
reasonable to make a charge against him for changing the locks.

How to serve eviction notices properly

Lawpack on October 20, 2026

How to serve an eviction notice correctly and keep proof of service

As a landlord, if you want to regain possession of your rental property, it is important to serve the correct legal notice and comply with the applicable notice period and service requirements. If you fail to do so, your possession claim may be delayed or unsuccessful.

A letter simply asking your tenant to leave by a particular date will generally not be sufficient for an assured tenancy. You must use the appropriate legal procedure and notice.

Choosing the correct eviction notice

In England, the rules for private rented tenancies changed on 1 May 2026 under the Renters’ Rights Act 2025. Section 21 notices are no longer available for most private landlords. A landlord seeking possession of a property let under an assured tenancy will generally need to use a Section 8 notice, relying on one or more applicable grounds for possession.

The correct notice, grounds and notice period depend on the circumstances. Always check the latest government guidance and prescribed forms before serving notice.

Checking the notice before serving it

Before serving a notice, check that:

You have used the correct current notice form.
The landlord, tenant or tenants, and property are correctly identified.
The grounds for possession and notice period are appropriate.
You have complied with any relevant requirements in the tenancy agreement and applicable legislation.

For joint tenancies, take care to identify the relevant joint tenants, including those who may have moved out but remain legally party to the tenancy.

If the tenant rents a room in a shared property, identify the room and the full property address clearly where appropriate.

Serving an eviction notice by hand

Personal delivery can be a useful way to serve notice, particularly where you anticipate a dispute about receipt.

Where possible, consider having an independent witness present or using a professional process server. Keep a copy of the notice and a contemporaneous record of the date, time, location and method of service.

Leaving a notice at the property may also be appropriate, but you must check that the method complies with the applicable service rules. Do not assume that taking a photograph of a notice left at a door will, by itself, establish valid service.

Serving an eviction notice by post

Postal service may be appropriate where permitted by the tenancy agreement and the applicable legal rules.

Obtain proof of posting and retain a copy of the notice and any relevant delivery records. Remember that proof of posting does not necessarily prove actual delivery. Whether postal service is legally effective depends on the applicable provisions, including any rules about when service is deemed to have taken place.

Recorded delivery is not automatically the best option, as a tenant may refuse to accept the item. Check the service requirements before choosing a postal method.

Serving notice on a a difficult tenant who may dispute receipt

If you anticipate that a tenant may deny receiving the notice, consider using an independent witness or a professional process server.

Ask the process server to keep a detailed record of the steps taken to serve the notice and any relevant observations. Retain this record alongside your copy of the notice and other supporting evidence.

You should also complete the appropriate certificate of service, such as Form N215 where applicable, or follow the relevant official guidance.

Important: Correct service is only one part of the possession process. If the tenant does not leave, you will generally need to obtain a court possession order and follow the lawful enforcement procedure. Do not attempt to evict the tenant yourself by changing locks or removing their belongings.