Subsidence in flat

[schoolquandry]

The hot weather last year affected some tree roots in neighbouring property causing subsidence to mine and a few other properties in the street. The situation is being monitored and neighbours need to remove their tree and then flat can be repaired. The flat is rented out at the moment and I've given tenants a discount. They have previously said that whilst it's not ideal, it's just unpleasant to look at and not a hindrance to daily life. Yesterday they said they were no longer prepared to pay any rent at all. The flat was renovated just before they moved in last Spring, including all new white goods and carpets. I let them store stuff before they moved in, put carpets in earlier than planned, let them take a pet etc. I feel this is a piss take, do I just need to evict?

On what basis are they refusing to pay
Obviously you have obligations to maintain the property to a certain standard
If they don't pay you would need a court order to evict,that will take at least 6 months and be potentially expensive and time consuming

It might be better to reach some sort of deal with them

Send them a link to the CAB page on withholding rent; you may find they rapidly change their minds.

The subsidence issue is kind of out of my hands and in the hands of legal and insurance and flat managing agents. I've been chasing and updating and told tenants it's a slow process (hence rent reduction). They seemed to understand this. I was badly burnt by previous tenants, which cost me thousands in repairs and non payment of rent and part of me thinks it will be cheaper and less hassle to just leave the flat empty. I contacted tenants yesterday to tell them I was having some temporary repairs done until insurance is sorted and tree is cut down-it was then they dropped the bombshell. My hands are tied to an extent but I think it's ludicrous to expect rent free.