Landlords: how to tackle problems with tenants

1. "Find out exactly what is going on," says David Salusbury, chairman of the National Landlords Association in The Daily Telegraph. "If you suspect your tenant is in breach of their tenancy agreement, I often find that if you speak to them politely, and point out that you're sure they are not even aware there is a problem, you will be able to sort things out amicably."

2. If that doesn't work, put your complaint in writing straight away. "If a tenant is awkward, be courteous," says Jayne Dowie in The Daily Telegraph. The last thing you want is to have to involve lawyers but just in case, you have to keep a record of everything, from conversations to related documents.

3. If the problem can't be resolved, you are left with just one option: eviction. If a tenant is at the end of their assured shorthold tenancy, but refuses to leave, then you are entitled to serve a Section 21 Notice to Quit under the Housing Act 1988. If you wish to evict someone before the end of their tenancy agreement, you must serve a Section 8 Notice to Quit. In this case, you have to cite grounds for eviction, of which you have 17 choices, from rent arrears to causing a nuisance to neighbours.

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4. After you have issued the Section 8 Notice, a court will decide if you have just cause. This will take place at a court hearing, usually within two months, but can take longer in London. If the court decides in your favour it will grant a possession order, generally giving the tenants 14 days to vacate the property. If they haven't gone by then, bailiffs can be sent in to remove them.