Mortar and Margins episode 11 explores how to deal with a scam tenant.
You find what looks like the ideal tenant for your high-end Manchester property. Professional, high income, spotless references. The keys are handed over and everything seems straightforward. Then, after the first month, the rent stops.
Phone numbers are disconnected. Emails bounce back. When you move to regain possession, the tenant claims disrepair, triggering a court delay that can stretch for eight months or more. At that point, it becomes clear this is not bad luck but a well-rehearsed tactic.
This scenario is becoming increasingly familiar to landlords across the UK, particularly those letting higher-value properties. While removing the tenant ultimately requires following the legal process under Section 8 of the Housing Act, the outcome often hinges on something far less dramatic than legal strategy – evidence.
Courts expect landlords to prove that they have acted properly throughout the tenancy. If alleged issues were never reported, that needs to be demonstrated clearly. Correspondence requesting rent, attempts to arrange inspections, and records of unanswered messages can all be crucial. The guiding principle is simple: if it cannot be evidenced, it effectively did not happen.
Digital paper trails matter. Screenshots of emails, WhatsApp messages, CRM logs and inspection requests can all help show consistent engagement by the landlord and prolonged silence from the tenant. In many cases, this is enough to undermine claims of disrepair and prevent further delays.
But the more important lesson is preventative rather than reactive. The real mistake often happens before the keys are handed over.
Void periods are the landlord’s natural enemy, creating pressure to move quickly when a promising applicant appears. Yet cutting corners on referencing can be far more costly than a few weeks without rent. For a relatively small fee, external referencing agencies can provide independent checks on credit history and previous landlord behaviour, offering a second pair of eyes that may spot warning signs.
Even so, no process should be entirely outsourced. A poor credit file is not guaranteed, particularly if previous landlords failed to pursue arrears. That is why landlords are increasingly advised to combine formal checks with informal scrutiny. A quick look at social media profiles can reveal whether someone has a genuine, established online presence or something hastily assembled.
Professional scam tenants often target direct-to-landlord listings precisely because robust agency checks are easier to bypass. They may appear unusually keen, ready to move in immediately, unfussy about the property and eager to proceed with minimal discussion. When a tenant seems too good to be true, they usually are.
Time spent upfront pays dividends. Even for landlords with small portfolios, an hour spent assessing an applicant’s backstory can be invaluable. Why are they moving so quickly? Why is their current tenancy ending? Sudden lifestyle changes, disorganisation or vague explanations can all hint at future problems. Video calls can also help establish legitimacy when landlord and property are in different cities.
Crucially, landlords are advised to trust their instincts. An empty property is inconvenient, but an inferior tenant can be financially and emotionally draining for years.
These risks are heightened by a flatter rental market. Migration has slowed, rents are already high, and many tenants are reluctant or unable to move. Discounted rents elsewhere and limited job mobility have anchored people in place, reducing demand for new lets. That context makes thorough screening more important than ever.
The Propenomix view on the monetary policy report
At the macroeconomic level, uncertainty remains. Recent Bank of England forecasts suggest inflation will fall close to the 2 percent target by mid-2026, helped by measures such as cuts to utility bills and a rail fare freeze. Yet inflation is expected to drift upwards again thereafter, highlighting ongoing fragility.
Households and businesses still expect inflation above 3 percent in the near term, reflecting fatigue after a prolonged period of rising prices. Meanwhile, council tax increases, public sector pay growth and persistent energy costs remain sources of pressure that headline figures often overlook.
Interest rates are unlikely to fall dramatically. Without a major economic shock, mortgage rates may already be near their lower bound, with only marginal reductions possible. At the same time, unemployment is edging higher, driven by weak job creation, automation pressures and rising minimum wages affecting younger workers.
For landlords, this combination of economic uncertainty and legal complexity reinforces a simple truth: prevention is far cheaper than cure. Organisation, evidence and careful tenant selection remain the most effective tools in protecting rental income and avoiding months – or even years – of costly disputes.
Mortar & Margins is produced in Solihull by Propenomix. Its editors are Duncan Hooper and Adam Lawrence