REAL CASE STUDY: Possession Times and Lost Rent - What Gravesham Landlords need to know.
One of our Gravesham landlord faced almost 10 months without rent after a tenant stopped paying shortly after moving in. Read our real-life case study to find out exactly what happened. 👇
As letting agents, we see the best and worst of the rental market. Most tenancies run smoothly, tenants pay on time, and landlords enjoy a steady income from their investment, however unfortunately, that isn't always the case. With the abolition of Section 21 and the introduction of the Renters' Rights Act, regaining possession of a property when a tenant stops paying rent has become significantly more difficult and time-consuming.
Here we share a recent case from our own portfolio. Its worth remembering this case study is BEFORE the Renters Rights Act came into force and we now expect possessions to take longer!
A REAL GRAVESHAM CASE STUDY
Property: Clifton Road, Gravesend
Monthly Rent: £875
Timeline:
28th May 2025
Tenant moved into the property and paid their first month's rent.
28th June 2025
Tenant failed to pay their next rental payment and rent arrears began.
16th August 2025
The tenant was more than two months in arrears and a claim was submitted under the landlord's Rent Guarantee Insurance policy. Subsequently a Section 8 Notice was served.
17th October 2025
Section 8 notice expires. Subsequently court paperwork was submitted requesting a possession hearing.
15th December 2025
A court hearing date was received – confirmed for 13th January 2026.
13th January 2026
The court hearing took place and the court ordered the tenant to leave by 27th January.
27th January 2026
The tenant remained in occupation, forcing the landlord to apply for bailiffs.
26th February 2026
A bailiff appointment was received – confirmed for 17th March 2026
17th March 2026
Possession was finally regained following a bailiff eviction.
The Reality
From the tenant's first missed payment in June 2025 until possession was regained in March 2026, the landlord received no rent from the tenant. Thank fully our Landlord had taken our our Rent Guarantee Insurance, without this they would have lost approximately £8,750 in rental income alone. That's before considering:
- Mortgage payments
- Service charges
- Buildings insurance
- Maintenance costs
- Court fees
- Legal expenses
Many landlords would find it extremely difficult to absorb that level of financial loss.
How Rent Guarantee Insurance Helped
Fortunately, this landlord had our Rent Guarantee Insurance in place. The policy started paying the landlord from September 2025 and continued making monthly payments until possession was regained. This meant instead of facing a lengthy period without income, the landlord continued receiving rental payments while the legal process worked its way through the courts. The policy also covered the legal costs associated with obtaining possession.
It Didn't End There...
When possession was eventually gained, the property was unfortunately not in a lettable condition. Additional maintenance and repair works were required before the property could be re-marketed. This is something many landlords overlook when considering the financial impact of a problematic tenancy. The cost doesn't necessarily stop when the tenant leaves.
Our Rent Guarantee Insurance includes Vacant Possession Cover. This provides up to 3 months' cover at 75% of the rental amount after possession has been obtained, helping landlords whilst repair works are completed and a new tenant is found.
Could You Afford 10 Months Without Rent?
This is the question every landlord should ask themselves.
If your tenant stopped paying rent tomorrow:
- Could you comfortably cover the mortgage?
- Could you pay for repairs and maintenance?
- Could you fund legal action?
- Could you manage without rental income for 10 months or more?
With possession cases now taking many months to resolve, the financial risk to landlords has never been greater.
Protect Your Investment
At M&M Estate & Letting Agents, our Rent Guarantee Insurance policy costs £320 per year and includes:
✅ Rental payments if your tenant falls into arrears (up to £2,500 per month)
✅ Legal expenses and court costs (up to £100,000)
✅ Support through the possession process
✅ Vacant possession cover following eviction
✅ Peace of mind that your investment income is protected
For many landlords, it's one of the most important protections they can put in place.
📞 If you'd like to discuss Rent Guarantee Insurance or obtain cover for your property, please contact our team today. We'd be happy to explain how the policy works and whether your property qualifies for cover.
📍 M&M Estate Agents, Gravesend, DA12 1AH
📞 01474 321957
📧 lettings@mandmprop.co.uk
The question isn't whether a tenant will stop paying rent. The question is whether you'd be financially protected if they did.