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How landlords can deal with anti-social and disruptive tenants 

Angry tenant covering ears with pillow due to noisy neighbours
David Joyson

Written by

David Joyson

Home Insurance Expert and Customer Champion

Emily Young

Reviewed by

Emily Young

Home Insurance Content Writer

Less than 1 minute

Updated: 28 Apr 2026

Anti-social behaviour (ASB) can strain relations between landlords and tenants, and between neighbours. As a landlord, it can also result in damage to your property and put your rental income at risk. This article includes information on what counts as ASB, what steps landlords can take to deal with it, and how your landlord insurance can help you.  

What counts as anti‑social behaviour?

Anti-social behaviour is conduct that causes nuisance, alarm, or distress to those around the person/people acting in this way. Common examples include threats of or actual violence, repeated loud noise or parties, rubbish accumulation, drunken disorder, intimidation/harassment, or using the property for illegal purposes (e.g. drug activity). 

What should I do if I receive a complaint about my tenant? 

  • Acknowledge the complaint promptly and start a formal incident log, including dates, times, and details of the occurrence(s). 
  • If it is safe for you to do so, speak to your tenant as soon as you can. Remain calm while you are doing this and follow up any conversations with a written warning to explain what has been discussed, including details of the reported incidents and what will happen if the behaviour continues. 
  • If you feel like it is appropriate, you can offer signposts to support schemes (e.g. debt management, mental health, drug rehabilitation).  
  • If there are threats, violence or suspected criminality, do not approach the tenant yourself. Contact the police immediately, then inform the tenant, and keep the crime/incident reference. 

What evidence should I gather? 

Create a clearly dated incident log with witness accounts, relevant photos/videos (if appropriate and lawful), council letters/notices, and any police reference numbers. Keep copies of any correspondence between yourself and your tenant(s). 

Strong evidence is essential for court action to be taken to repossess your property. 

When should I involve the council? 

  • Involve the council for persistent noise, rubbish accumulation, or other environmental issues, as environmental health and/or ASB teams can investigate this and issue legal notices. 
  • If multiple reports haven’t resolved things, an ASB case review (Community Trigger) can require a multi‑agency review by the council, police, and landlord.  
Can I end a tenancy for anti-social behaviour? 

Yes, where ASB is serious and/or persistent, and previous action to prevent this has failed. 

In England, a Section 8 Grounds for Possession notice under the Housing Act 1988 is the way to go. Ground 7A is a mandatory ground for serious ASB if strict criteria are met. Seek legal advice to ensure your evidence if sufficient, and courts will expect to see clear evidence of reasonable earlier interventions. are met. Seek legal advice to ensure your evidence if sufficient, and courts will expect to see clear evidence of reasonable earlier interventions. 

Please note: Eviction processes may differ in Scotland, Wales, and Northern Ireland.  

How does the Renters’ Rights Act affect Anti-social behaviour eviction? 

The Renters’ Rights Act will abolish Section 21 ‘no‑fault’ evictions in England when its first phase comes into force on 1 May 2026. This means landlords will have increased reliance on strengthened Section 8 grounds for repossession, which includes anti-social behaviour. 

Anti-social behaviour in HMOs 

Many councils require HMO licence conditions covering anti-social behaviour, often including a written ASB plan, clear tenancy terms about how complaints are handled, and record‑keeping of complaints. Failing to tackle ASB can affect HMO licence renewal. 

HMOs: LANDLORD GUIDE AND INSPECTION CHECKLIST 

How can I prevent Anti-social behaviour from happening before it starts?

– Pre-tenancy checks – Get references for prospective tenants from previous landlords. 
– Tenancy clauses – Include specific clauses on ASB, noise, visitors, and illegal use. 
– Practical measures – E.g. soundproofing. 
– Be proactive – Address early warning signs quickly and keep a record of everything. 

How can landlord insurance help? 

Landlords Legal Expenses Cover helps you get legal support if you are dealing with a dispute related to your let property, covering legal costs for wide range of scenarios (e.g. lost rent, repossession, property damage caused by tenants etc.)  

Always check your schedule and policy wording. 

If you are a first-time landlord, you can download our first-time landlord checklist.