Landlord advice · 6 min read

Your tenant is not paying rent: what to do, step by step

It is the 5th of the month and the rent has not arrived. "I will transfer it tomorrow", then silence. Every landlord goes through this at least once. Here is what to do — calmly, and without the mistakes that cost you later.

Days 1–3: calm, but in writing

The first late payment is not a reason for conflict, but it is a reason for a written message. Send a short note with the date, the amount and a deadline. Not by phone — in writing (Viber, SMS, email), because a message is evidence and a conversation is not.

Example: "Hello, the September rent (€500) was due on the 5th. Please transfer it by the 8th. Thank you." Short, polite, dated.

Days 5–15: ask for a specific date and keep everything

If there is still no payment after the reminder, ask for a specific date. "By the end of the week" must become "on Friday the 13th". Keep all messages, bank statements and the contract in one place. If things end up in court or in a dispute over the deposit, this is the only thing that matters.

The tenancy contract with the payment day stated
Bank statements showing the missing transfer
Every message with reminders and promises
Photos of the property from move-in (the handover protocol)

Days 15–30: formal notice

Most contracts allow termination after two unpaid instalments or a delay beyond a set period. Check yours. Send written notice by registered letter with return receipt or via a notarial invitation. It is essential to follow the deadline and the form set out in the contract — otherwise the notice is not valid.

The deposit covers unpaid rent and damage, but nothing more. If the debt exceeds the deposit, the remaining amount is claimed through the courts. For amounts up to BGN 25,000 the order-for-payment procedure under Art. 410 of the Bulgarian Civil Procedure Code is relatively quick and does not require a lawyer.

What NOT to do

Do not change the locks and do not cut off the electricity. That is taking the law into your own hands and shifts the blame onto you.
Do not enter the property without the tenant, even though it is yours.
Do not post their name and photo in Facebook groups. That can get you accused of defamation, regardless of the fact that they are at fault.

Afterwards: warn the next landlord

The tenant who disappeared owing two months of rent will be calling another landlord tomorrow. And that landlord knows nothing. In Livupp you leave a review against their phone number: a rating, whether they paid, whether there was damage. No name, no address — just a rating tied to a number. The next landlord checks it in seconds before handing over the keys. It takes two minutes and is free.

Had a tenant who did not pay?

Add them by phone number and warn the next landlord. Free, and it takes two minutes.

Add a tenant

Frequently asked questions

After how many days of delay can I terminate the contract?

It depends on the contract. The usual clause is two consecutive unpaid instalments or a delay of more than 15–30 days. If the contract is silent, the general rules of the Bulgarian Obligations and Contracts Act apply and written notice is required.

Can I keep the deposit for unpaid rent?

Yes, if the contract provides that the deposit covers unpaid obligations. Make a written set-off with the amounts itemised and keep a copy.

Can I post the tenant's name on Facebook?

Not a good idea. Publishing a name, photo and accusations may amount to defamation or a GDPR breach, even if everything is true. Leave a review against the phone number in Livupp instead — no personal data.