The General Rule

Once a tenancy begins, the property becomes the tenant's home. As a landlord, you have a right to access the property — but only in accordance with the law. Entering without proper notice or consent is unlawful and can constitute harassment under the Protection from Eviction Act 1977.

Notice Requirements

You must give your tenant:

• At least 24 hours' written notice before entering
• Access must be at a reasonable time — 8am to 8pm is widely used as a guide, but what is reasonable will depend on the circumstances
• The notice should state the reason for access and the proposed date and time

These requirements reflect long-established landlord obligations under common law and the Protection from Eviction Act 1977. The Renters' Rights Act reinforces the tenant's right to quiet enjoyment and the landlord's obligation to give proper notice. Any tenancy agreement clause that purports to waive these protections is unlikely to be enforceable.

Emergency Access

In a genuine emergency — such as a gas leak, flooding, or fire — you may enter without notice to prevent damage or injury. You should still attempt to contact the tenant first if it is safe and practical to do so, and document the reason for emergency entry.

Common Reasons for Access

• Annual gas safety inspection (legally required)
• Electrical installation condition report (EICR)
• Routine property inspection
• Carrying out repairs or maintenance
• Viewings for prospective new tenants or buyers
• Smoke and carbon monoxide alarm checks

Tenant's Right to Refuse

A tenant can refuse access if they have not been given proper notice, if the proposed time is unreasonable, or if they have a legitimate reason. However, they cannot unreasonably refuse access for legally required inspections such as the annual gas safety check.

If a tenant persistently refuses access for a gas safety inspection, you should seek legal advice. You may need to apply to the court for an injunction to gain access.

Viewings During the Tenancy

You may show the property to prospective tenants or buyers during the tenancy, but only with proper notice and the tenant's agreement. The tenant is entitled to be present during viewings. Do not arrange viewings at unreasonable times or with excessive frequency.

Consequences of Unlawful Entry

• Criminal offence of harassment under the Protection from Eviction Act 1977
• Tenant can seek an injunction to prevent further unlawful entry
• Tenant can claim damages for distress and inconvenience
• May affect your ability to serve a valid notice to quit
• Could result in a Rent Repayment Order under the Renters Rights Act

Best Practice Tips

• Always give notice in writing (email or letter) and keep a copy
• Confirm the appointment with the tenant and reschedule if they request it
• Never use a spare key to enter without notice except in a genuine emergency
• Keep a log of all access visits, including the reason and outcome
• Be respectful of the tenant's home — do not bring unnecessary people