What to Do If Your Tenant…

Seven situations every landlord should be ready for

Letting a property is mostly smooth sailing, right up until the day your tenant does something you did not see coming. A new puppy at the door, a partner moving in, a sudden gap in the rent. None of these has to become a crisis if you know where you stand.

And knowing where you stand matters more than it used to. The Renters’ Rights Act reshaped how tenancies work across England from May 2026, so the calm, correct response is not always the one that worked a few years ago. Here are seven situations landlords across Chester, Cheshire and the Wirral come across, and how to handle each one.

One quick note before we start. These rules apply to properties in England. If you let in North Wales, the position is governed by separate Welsh legislation, so treat the sections below as your England guide and check the Welsh position with your agent.

1. Your tenant asks to keep a dog

This is the situation that has changed the most. Tenants now have a legal right to request a pet in writing, and you cannot unreasonably refuse. You must reply in writing, normally within 28 days, and if you miss that window the request is treated as granted by default, so it pays not to sit on it.

A blanket “no pets” line no longer holds. You can still refuse for a genuine, specific reason, such as a superior lease that bans animals or a property that is truly unsuitable for the pet in question. What you cannot do is refuse on a vague worry about mess or damage.

On the money side, the deposit stays capped at five weeks’ rent, there is no separate pet deposit, and you cannot require the tenant to take out pet-damage insurance as a condition of consent. You can still claim for genuine pet damage from the standard deposit at the end of the tenancy. And it is worth remembering that a settled tenant with a well-behaved pet often stays longer, which saves you the cost and hassle of re-letting.

2. Your tenant gets married or a partner moves in

If your tenant is the only name on the tenancy and a partner moves in, or they marry, the new occupant usually needs adding to the agreement. Treat them as you would any new tenant: carry out the same Right to Rent and referencing checks, then update the tenancy so both names are listed and both are responsible.

Tenancies are now periodic by default rather than fixed-term agreements, so your agent will reissue the paperwork in the correct form. It is a small piece of admin, but getting it right protects you. And a card or a bottle of something to mark the occasion is a nice way to show good tenants that you value them.

3. Your tenant has a DIY disaster

We have all had a “ten-minute job” turn into a situation. When a tenant’s handiwork causes immediate damage, such as a burst pipe or a severed cable, call in a professional straight away. A well-drafted tenancy agreement sets out who is responsible for what, and a tenant-caused problem is usually a bill for the tenant, not you.

If it is simply a question of taste, a bold paint colour you would never have chosen, take a view. A tenant who has made the place feel like home tends to stay longer. You can always include a clause requiring them to return the property to a neutral finish before they leave.

4. Your tenant passes away

It is rare, and it is difficult, so it helps to know the process in advance. A tenancy does not end automatically when a tenant dies. It becomes part of their estate and is handled by the executor of the will until probate is granted.

Reach out to the family with your condolences, find out who has been appointed executor, and ask for the tenancy to be surrendered if appropriate, so the property is not left empty for months. Clearing and cleaning the property is the responsibility of the estate. If you end up covering any costs yourself, document everything so you can claim it back. Your letting agent can lead you through it calmly.

5. Your tenant wants to leave early

Here is another big change. Since the 2026 reforms there is no fixed minimum term for a tenant to break. Every assured tenancy is now periodic, and a tenant can end it at any time by giving two months’ notice in writing.

So “leaving early” now usually just means serving that notice correctly. Your job shifts to a clean handover: agree the move-out date, arrange a final inspection, sort the deposit fairly, and get the property back on the market promptly so any void period is short. If anything about the notice looks irregular, check with your agent before you act on it.

6. Your tenant stops paying the rent

A sudden gap in the rent is one of the most stressful things a landlord faces, but the wrong reaction can make it far worse. Speak to your agent first. Whatever you do, do not change the locks or re-let the property. Until possession is granted through the proper legal process, your tenant remains the lawful occupant, and self-eviction is a criminal offence.

Where you can, keep the lines of communication open. There may be a fixable reason behind the arrears, and an early conversation sometimes resolves it without anyone going near a court. If it does come to possession, that now runs through the courts on specific legal grounds, and the rules around rent arrears changed under the 2026 reforms. Your agent will advise on the current thresholds and notice periods so you stay compliant.

7. Your tenant wants to buy your property

A tenant who loves the property enough to buy it is a genuine compliment, but do the sums before you commit. Get an independent market valuation so you are not underselling. Check your agreement for any fees you may still owe. Then weigh the one-off sale price against the rental income you would give up, plus the cost and time of finding your next tenant.

Because Currans is a group with a dedicated sales team, our colleagues on the Currans Unique side can give you a straight valuation and honest sale advice, so you can compare selling and keeping side by side under one roof.

The local picture

Across Chester, Cheshire and the Wirral, tenant demand has stayed strong, and the tenancies that go the smoothest are the ones where landlords know their position and act early. The 2026 rules have given tenants more security and landlords more process to follow, which makes good advice worth its weight. And if you let in North Wales, remember the rules there are different again, governed by the Renting Homes (Wales) Act rather than the Renters’ Rights Act. A good local letting agent keeps track of both, so you do not have to.

Quick landlord FAQs

Can I still refuse a request to keep a pet?

Only with a genuine, specific reason, such as a head lease that bans animals or a property that is unsuitable for the pet. A blanket “no pets” policy is no longer enough, and you must reply in writing within about 28 days.

How much notice does a tenant have to give to leave?

Two months, in writing, and they can give it at any time. There is no longer a fixed minimum term to serve out.

Can I evict a tenant who stops paying rent?

Yes, but only through the courts on proper legal grounds. You cannot change the locks or force them out yourself.

Do these rules apply to my North Wales property?

No. Wales has its own legislation, so the position there is different. Ask your agent for the Welsh rules.

Not sure where you stand?

If your tenant has done something you were not expecting, you do not have to work it out on your own. Give our lettings team a call on 01244 316338 or email lettings@curranshomes.co.uk, and we will help you find the right, and legal, way forward.