Rent arrears in Kenya: 30/60/90-day landlord playbook

The most important thirty days in any rent-arrears situation in Kenya are the first thirty. What you do in that window largely determines whether the tenant pays up, stays on and gets back on track, or defaults further and ends up in a formal eviction process. This is the operating playbook we run for every diaspora landlord on the Goldstay book, day by day.

Days 1 to 7: the calm first contact

The rent is due on the first of the month (or whatever your lease specifies). By day three at the latest, an unpaid rent is a flag; by day seven it is a situation.

• Day 1 to 3: automated reminder to the tenant, delivered by SMS and email. Non-confrontational, simple, referencing the amount and the usual payment channel. Roughly 40 to 50 per cent of the arrears we see are resolved at this stage; the tenant simply forgot or the payment failed.
• Day 4 to 7: personal contact by the managing agent or landlord. Voice call, not text. Confirms whether the delay is administrative (payment failed, tenant travelling, transfer stuck) or substantive (tenant cannot pay). The conversation determines everything that follows.

Where the delay is substantive, the first call is where the honest conversation happens. A tenant who has lost income, is between jobs, or has a one-off cashflow problem will often propose a partial payment plan. Take the conversation seriously; the alternative is 5 months of arrears and a formal eviction.

Days 7 to 30: structured payment plan or escalation

The payment plan

Where the tenant is engaging and has proposed a payment plan, formalise it in writing. Specify the outstanding amount, the schedule for catch-up (typically 60 to 90 days), the ongoing current-month rent obligation, and the consequence if the plan is not met. Have the tenant sign. On our book, plans agreed and signed at day seven to fourteen produce full recovery in roughly 65 per cent of cases.

The disengaged tenant

Where the tenant is not returning calls, is evasive, or is denying the arrears exist, escalate to written communication that becomes the evidentiary trail for later action.

• Day 14 to 21: written notice of the arrears amount, delivered by hand with acknowledgement, or by registered post with return receipt.
• Day 21 to 30: second written notice, referencing the first, specifying the deadline for payment and the intended next step. This is the document that supports the formal demand at day 30.

A tenant who will not communicate at day 14 is a tenant who will not communicate at day 60. The documentation you build in weeks 2 to 4 is the foundation for the formal action in weeks 5 onwards.

Days 30 to 60: formal demand and legal engagement

At day 30, an unresolved rent-arrears situation transitions from a management issue to a legal one. The formal written demand for rent arrears (see the sample in our eviction playbook) is drafted and served on the tenant, typically by advocate or managing agent. This notice is not the eviction itself; it is the first step in the process that leads to the eviction if the arrears are not cleared.

Between day 30 and day 60, the landlord should also (1) confirm with the advocate the classification of the tenancy (controlled or unregulated), (2) confirm the notice period required by the lease and by the relevant law, and (3) prepare for filing at the appropriate court or tribunal if the arrears remain outstanding at day 60.

Day 60 onwards: filing, warrant, possession

Where the arrears remain outstanding at day 60 and no meaningful engagement has taken place from the tenant, the landlord instructs the advocate to file. From filing to vacant possession, realistic timelines are 12 to 22 weeks for an undefended unregulated tenancy, and materially longer for defended or controlled cases. Detail on the full litigation timeline is in the eviction playbook.

Signals that mean escalate earlier than the standard track

• Tenant has moved out but not vacated formally. Neighbours confirm the property is empty; utilities are being consumed at a low level; the tenant is not reachable. Move straight to formal demand and begin possession action.
• Second consecutive month of missed rent within six months. The pattern is not one-off. Move to formal demand at day 21 rather than day 30.
• Change in tenant circumstances that materially affects their ability to pay. Job loss, business collapse, undisclosed additional occupants. Do not wait to see how it plays out.
• Damage or unauthorised use of the property. Where arrears coincide with material breach of the lease, the case for prompt formal action is stronger and the court view is more favourable to the landlord.

How Goldstay handles arrears

For every diaspora landlord on Goldstay management, our system flags missed rent on day 1, initiates the first-contact sequence automatically, escalates to personal contact by day 7, and triggers formal demand at day 30 where arrears persist. Landlords receive a written arrears report at every stage. On our 2025 and H1 2026 book, 78 per cent of arrears situations were resolved with full recovery before day 60. Of the remainder that proceeded to formal action, possession was achieved on 94 per cent of cases within the landlord’s target timeline.

Related reading: the eviction playbook, our original eviction guide, the tenant screening piece, and the maintenance handbook.