Landlord right of entry: When you can and can’t enter a let property
One of the most common misconceptions in private residential letting is that owning the property means you can access it whenever you choose. You cannot. The moment you let a property to a tenant, they have legal possession of it and the right to occupy it without interference, a protection known as the covenant of quiet enjoyment that is implied into every tenancy, whatever the written agreement says. Getting the right of entry rules wrong is one of the most direct routes to a harassment claim, a civil penalty, or a Rent Repayment Order. It is also, in most cases, entirely avoidable.
The legal basis for entry
Section 11 of the Landlord and Tenant Act 1985 gives a landlord the right to enter a property at reasonable times of day to view its condition and state of repair, provided at least 24 hours’ written notice has been given. The right to carry out repairs comes from Section 16 of the Housing Act 1988 and the terms of the tenancy agreement itself. These are distinct rights, though in practice the notice requirements are the same.
The legal requirements are: written notice, at least 24 hours, and entry at a reasonable time of day. Stating the reason for the visit, identifying the time window, and naming who will attend are good practice rather than strict legal obligations, but they reduce the risk of dispute and demonstrate a professional approach.
Many agents give 48 hours or more as good practice, and where the purpose of the visit is not time-sensitive, giving more notice is the more professional approach. Written notice means a letter, email, or text message, where your tenancy agreement allows it. Keep a copy of whatever you send.
What the notice covers and what it does not
The following are legitimate purposes for requesting entry with 24 hours’ written notice: inspecting the condition and state of repair of the property, carrying out repair or maintenance works, conducting the annual gas safety check, completing the electrical installation condition report at least every five years, and facilitating access for any contractor you are entitled to bring in.
Viewings for prospective tenants or buyers are a separate matter. A tenancy clause allowing viewings with reasonable notice is helpful and commonly included, but it still does not permit entry over the tenant’s objection. Entry requires the tenant’s positive agreement, and a tenant who declines viewings is within their rights to do so.
When you can enter without notice
The emergency exception is narrow and should be treated as exactly that. You can enter a let property without giving advance notice only where there is a genuine, immediate risk to the safety of the property, the tenant, or neighbouring properties. A gas leak, a significant water leak, a fire, or a structural emergency fall within this category. A repair that has been requested urgently but does not involve an immediate risk does not qualify.
When you do enter in a genuine emergency, document it immediately afterwards. Note the time, the nature of the emergency, who entered, and what action was taken.
If a tenant refuses access
Where a tenant refuses a reasonable request for access, record the refusal in writing and keep a copy. If refusals continue, you can apply to the court for an access order. Persistent and unreasonable refusal of access, particularly for legally required checks such as the gas safety inspection, may also constitute a breach of the tenancy agreement. For gas safety specifically, keep a documented record of all attempts to gain access in case compliance with your safety obligations is ever questioned. Never force entry.
HMO communal areas
In a house in multiple occupation, landlords usually retain control of communal areas such as shared kitchens, hallways, and bathrooms, and can normally access them without serving formal notice, subject to the terms of the tenancy. Giving residents courtesy notice ahead of any visit to communal areas remains good practice. A tenant’s own room, however, requires 24 hours’ written notice in exactly the same way as a single-let property, regardless of what a tenancy clause may state to the contrary.
The consequences of getting it wrong
Entering a let property without proper notice, or refusing to accept a tenant’s objection to a viewing and proceeding anyway, can amount to harassment under the Protection from Eviction Act 1977. Since 1 May 2026, council civil penalties for serious housing offences can reach up to £40,000. Rent Repayment Orders are also available to tenants where a landlord is found to have committed harassment or carried out an unlawful eviction. The Private Rented Sector Ombudsman is expected to launch in 2028, after the PRS Database, and will provide tenants with a further route for complaints.
The practical checklist
The standard to hold yourself to is: 24 hours’ written notice, entry at a reasonable time of day, a clear reason for the visit as good practice, and the tenant’s positive agreement where viewings are involved.
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