What to do if you suspect your tenant is dealing drugs

A tenant dealing drugs from your rental property is not something you typically plan for as a landlord, and it is safe to say that this would put you in a difficult position. Here, we’ll go through the steps you should take if you suspect that your tenant is dealing drugs from your house. 

It is incredibly important that a situation like this is handled carefully in order to protect the property and comply with the law. 

Key warning signs to look out for if you suspect your tenant is dealing drugs

It would be unwise to directly accuse your tenant of dealing drugs without being able to prove it is true. Here are a few things to look out for if you suspect your tenant is dealing drugs. 

• Unusual visitors: Are there frequent visitors at your property at odd or unsociable hours? Look out for people staying at the property for short periods, or who avoid eye contact with you if you’re around. 

• Neighbour complaints: Are you getting reports of suspicious activity or noise complaints from neighbours? If so, this may indicate potential drug dealing or related activities at your property. 

• Strong chemical odours: If your neighbours are complaining of unusual or pungent smells (like chemicals or solvents), this may be another indication that your tenants are dealing drugs.
• Damage to property: Unexplained damage to the property or signs of significant alterations to rooms (e.g., excessive ventilation, boarded-up windows, etc.) could be another indicator that your tenants may be dealing drugs. 

Next steps

If you are worried that your tenants are dealing drugs, there are certain steps you should be taking to make sure that you get the support you need and to ensure that your property is kept safe. 

Importance of documentation

If you suspect that your tenants are dealing drugs from your house, you’ll need to start keeping evidence and documenting as much as possible. You can do this by keeping a record of any unusual activity, complaints or observations. 

Be sure to take note of dates, times and any other specific incidents that could help support your case. As mentioned above, it is unwise to jump to conclusions by accusing your tenants of illegal activity. 

Legal steps for landlords

Next, you’ll need to start looking at what legal steps you can take to sort the problem out. Here, we’ll walk you through a few of the options you have when you suspect your tenants are dealing drugs. 

Review the tenancy agreement

Your first step would be to check your tenancy agreement for any clauses related to illegal activity and for the tenant’s understanding of their obligation to comply with the law.  This way, you can reinforce that the tenant has previously signed the agreement, knowing they are obligated to uphold the law. 

Avoid direct confrontation

For your own safety, you want to avoid any direct confrontation with your tenants because this could escalate the situation further. It could also interfere with any investigations going on that you may not know about. 

Report concerns anonymously

Next, you’ll need to report your concerns to the authorities. You can either do this anonymously through an organisation called CrimeStoppers, for example, or to the local council, which can then forward this information to the police. 

However, if you want to, you can go directly to the police to report your concerns to them, so that you know that the information has been given to them directly. 

Seek legal advice 

Alongside reporting your suspicions, it would be wise to seek legal advice. We recommend you consult a legal professional before taking further steps, such as eviction proceedings, to avoid any legal complications.               

Section 8 notice

If you find out that eviction is a necessary step to take, you’ll need to familiarise yourself with a Section 8 notice and what the grounds are for eviction. A section 8 notice is served when a tenant has breached the tenancy agreement, but you need to ensure that you have grounds for eviction that are legally sound. 

Let’s take a look at some of the different reasons for serving a Section 8 notice if your tenants are dealing drugs from their home. 

Non-payment of rent

• Grounds 1: if a tenant’s rent has been in arrears for 8 weeks or more 
• Grounds 2: if a tenant’s rent has been in arrears for more than 4 months 

Breach of the tenancy agreement 

• Grounds 8: when a tenant has breached the tenant agreement by either using the property for illegal purposes (such as dealing drugs) or if the tenant has intentionally damaged the property

• Grounds 14: if a tenant or anyone visiting the property has caused a nuisance or annoyance to anyone living in the locality

Anti-social behaviour

• Grounds 7A: if a tenant is displaying any serious anti-social behaviour, including convictions for serious criminal offences or breaches of criminal behaviour orders. 

Other grounds

• Grounds 10: if the tenant has made false statements or failed to disclose anything in order to obtain the tenancy. 

• Grounds 11: if the tenant is no longer able to rent the property due to their immigration status. 

• Grounds 17: if the tenant has passed away

• Grounds 14A: if someone who was living with the tenant has had to move out because they were violent or threatening. 

• Grounds 12, 13, 14, 15 and 16: if a tenant has failed to repair damages following a notice given. 

Preventive measures for landlords

As a landlord, you’ll want to put in preventative measures to ensure that you protect your property, including your property business, from illegal activities, such as drug dealing, for example: 

• Thorough tenant screening: Ensure that you conduct thorough background checks and reference checks on potential tenants to make sure you identify any previous criminal activities. 
• Drug-related clauses in tenancy agreements: Be sure to include clear clauses in your tenancy agreement that prohibit illegal activity, including drug dealing or drug usage. 
• Regular property inspections: Carry out regular inspections to ensure that you maintain oversight of your property and so you can detect any issues early on. 

Investing in landlord insurance today ensures that you keep your property protected. At CIA Landlords, we have the expertise to find the best landlord insurance deals that are suitable for your needs as a landlord. 

You can also visit our advice centre to find out more about how you can deal with illegal activity from tenants. 

Contact us today on 01788 818 670 for a quote.