Help tenant hasn’t paid rent since February?

Please, I would always recommend using an eviction specialist; they will normally always save you time and money.

The contact form above is for Paul Shamplina's Landlord Action, who are considered one of the industry leaders.

Since you don’t know if they’ve actually moved:

Consider visiting the property (peacefully) to check if it looks occupied — listen for signs of life, look for post stacking up, etc.

If you can’t visit yourself, sometimes a neighbour can advise.

Do not attempt entry without permission — especially as they’ve changed the lock — that can lead to allegations of illegal eviction.

If you truly believe they may have abandoned the property:

Post a clear “Notice to Tenant” on the door giving them a fixed period (e.g. 14 days) to contact you or you’ll assume abandonment. Be very careful — this is a legal grey area. It’s often safer to wait for possession or instruct a solicitor to advise before entering.

You already have a possession claim in progress:

Follow up with the court regularly for the judge’s decision and the bailiff warrant.

Given the delays with bailiffs, once you have a possession order, apply for a warrant as soon as the judge makes the order — this will give you a bailiff date.

If there is significant delay (many courts are backlogged), you could consider transferring the order to the High Court for a High Court Enforcement Officer if your order permits (via a N293A application), which is quicker.

Changing one of the locks without permission is a breach of most tenancy agreements. However:

Do not attempt to change them back until you have a possession order and they’ve surrendered or been evicted — this can be seen as illegal eviction if they’re still in occupation.

Once you have possession or have documented abandonment properly with legal advice, you can change all the locks at that point.

I would issue a Money Claim for the outstanding sum.
We can give you free Initial advice

Sorry to hear about your predicament. I agree with the steps mentioned by the earlier respondent to regain possession of your property.
You didn’t say why the DWP direct payment to you was stopped. Depending on why, I would advise you appeal the decision to stop it especially if the tenants are still receiving Universal Credit. You are entitled to deductions from their UC payments to cover the rental arrears, even if they are no longer living in the property. Follow the DWP’s complaints process (details on their website) to appeal the decision to stop direct payment.

I have no personal knowledge of him, but there is a chap in this forum called Bill Irvine who is a specialist in dealing with the UC claim side of things. Good luck.

A tenant does not need a landlords permission to change the locks.

The UC direct payment might have been stopped for a variety of reasons.

1. The tenant change their mind about you being paid direct. It's their money in effect.

2. The tenant is no longer living at the property.
Have you visited the property? Your management agent if using one? When was your last inspection?

3. Direct payments are paid for 4 weeks not a calendar month, and 4 weeks in arrears.
What was the date of the last payment and what period does it relate to?

Arrears: If the arrears are more than 2 months rent notify the Council Housing dept and the tenant that unless there is a repayment plan or the arrears not paid in full by xyz then you will have no alternative but to seek the arrears via MCOL. Explain that this will obviously, should it proceed to a judgment then the tenant will be given a CCJ

Reply to the comment left by Neil Patterson at 24/06/2025 - 10:16
Thank you. He has finally surrendered yesterday because i found out the address he was using. He basically told UC that he moved but that is also a fake address. Changing the locks today.

His message stated " Good evening! I no longer live at that address! The house is empty, it is exactly as you last saw it.
Please let's end any discussion and any connection, the rent deposit is yours + one month that you received from universal credit!

Thank You !!"

Reply to the comment left by Chris @ Possession Friend at 24/06/2025 - 11:49
Thank you that is the next stage in the process of finding out his forwarding address. I have paid a tracing company and they have good reviews.

Thanks

Reply to the comment left by EGN at 24/06/2025 - 11:51
I was visiting the property and noticed he might have moved but wasn't surrendering the tenancy or paying rent. I got 1 payment from UC before he changed address and due to GDPR they don't say much to the landlord with tenant being present.

He is out now because i persisted with him yesterday telling him i know his new address, i visited and the occupants aren't aware of him but that is the new address he is using for UC.

The message he sent me yesterday "Good evening! I no longer live at that address! The house is empty, it is exactly as you last saw it.
Please let's end any discussion and any connection, the rent deposit is yours + one month that you received from universal credit!

Thank You !!"

Reply to the comment left by Freda Blogs at 24/06/2025 - 12:46
Going forward will be very strict with tenants selected. He paid 20 months no issues but switched for the last 4 months. UC aren't much help when there are issues.

Reply to the comment left by Judith Wordsworth at 24/06/2025 - 17:42
Changing the locks without the landlord’s permission constitutes a breach of the tenancy agreement.

The tenant is currently in arrears and risks homelessness.
If he’s no longer residing at the property, he should simply surrender the tenancy—it’s not complicated.
He provided a false forwarding address, but that’s not my concern; it was only a matter of time before the truth came to light.

At the time the request for direct payment was made, he was already 12 weeks in arrears.

If no payment is received, I will proceed with a small claims application and seek a County Court Judgment (CCJ).