Can a landlord enter the property without permission?

Under section 11 of the Landlord and Tenant Act 1985, a landlord, or someone authorised by them, may enter at reasonable times of day, on giving the occupier 24 hours' notice in writing, to view the condition and state of repair [1]. Tenancies also include the tenant's right to quiet enjoyment. Entering without notice or agreement, except in an emergency, risks a claim from the tenant, and repeated interference can amount to harassment, which is a criminal offence under the Protection from Eviction Act 1977 [2]. In practice: give written notice, agree a time, and keep a record.

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Can a landlord enter the property without permission? In England, generally no. Once you let a home, the tenant has the right to live there without unreasonable interference, and you need their agreement, or a legal right with proper notice, to go in. The main exception is a genuine emergency. This guide covers what the law says, how much notice to give, and how to arrange access so repairs still get done.

This guide is general information for England, not legal advice.

The 24 hours' notice rule

Section 11(6) of the Landlord and Tenant Act 1985 gives the landlord a right to enter "at reasonable times of the day, on giving 24 hours' notice in writing to the occupier", to view the condition and state of repair of the property [1]. That's for inspections. Your tenancy agreement may contain similar access clauses for repairs.

Key points:

  • Written notice. Email or text is commonly used; keep a copy.
  • At least 24 hours. More is better and more likely to be agreed.
  • Reasonable times. Daytime, not late evening.
  • A purpose. Inspection, or the repairs you're responsible for.

Can a landlord enter the property without permission in an emergency?

Genuine emergencies, such as a gas leak, a fire, or water pouring through a ceiling, are widely treated as justifying entry without the usual notice, because waiting would risk harm or serious damage. Keep it to what the emergency needs, tell the tenant as soon as possible, and record what happened and why.

What about quiet enjoyment?

Every tenancy includes the tenant's right to quiet enjoyment: to live in the home without the landlord interfering unreasonably. Turning up unannounced, letting yourself in while the tenant is out, or making frequent visits can breach it, even if you own the property.

When entry becomes harassment

The Protection from Eviction Act 1977 makes it an offence to do acts likely to interfere with the peace or comfort of the occupier, intending, or knowing it's likely, to make them leave or stop exercising their rights [2]. Repeated unannounced entry is the kind of behaviour that can fall into that. Councils can investigate and prosecute.

What if the tenant refuses access?

Tenants should allow reasonable access for repairs, especially ones that affect safety, like the annual gas safety check. If a tenant refuses:

  1. Ask again in writing, explaining why access is needed and offering several times.
  2. Keep a record of each request and response.
  3. For gas safety checks, HSE expects you to show you took all reasonable steps to get access; keep evidence of your attempts [3].
  4. Don't force entry. HSE says you must not use force to enter for a safety check [3]. If you still can't get in, take legal advice.

Can a landlord enter while the tenant is out?

Only with the tenant's agreement. If they've agreed that a tradesperson can use a key while they're at work, confirm it in writing, including the date, time and who's going in.

How to arrange access properly

  1. Send written notice at least 24 hours ahead [1], with the reason and a proposed time.
  2. Offer alternatives if the time doesn't suit.
  3. Confirm in writing once agreed.
  4. Tell the tenant who's coming: you, an engineer, or both.
  5. Record the visit: what was done, by whom, and any follow-up.

Keeping the record in one place

Access disputes usually come down to evidence: when you asked, what for, and what the tenant said. In Gaffy, every repair starts as a report from the tenant through the property's repair link, with photos and a timestamp. It sits in your maintenance inbox with its status and outcome. That gives you a dated record of the problem and how it was resolved, alongside your gas safety record, EICR and EPC in the property's vault. Gaffy doesn't send notices for you; use email or text and keep a copy. £12 a month for up to 5 properties, first month free.

A template access request

You can adapt this for an inspection or repair visit:

"Hi (tenant's name), I'd like to visit (address) to (inspect the property, have the boiler serviced, or check the leak you reported). Could I come on (date) at (time)? If that doesn't suit, I can also do (another time). I'll be with (engineer's name), and the visit should take about (how long). Please let me know which works for you."

Send it at least 24 hours ahead [1], keep a copy, and note the tenant's reply.

How often can a landlord inspect?

The law doesn't set a fixed number, but visits must be at reasonable times with notice [1], and frequent visits can interfere with quiet enjoyment. Many landlords inspect every few months, plus visits for safety checks and repairs. Agree a pattern with your tenant early.

Key takeaway

Give written notice, agree a time, record the visit, and only enter without notice in a genuine emergency.

Entry for gas safety checks

The annual gas safety check is a legal duty [3], so getting access matters. HSE says the tenancy agreement should allow access for maintenance and safety checks, that you must not use force, and that you should keep a record of all correspondence with the tenant about access [3].

People also ask

Can my landlord enter my property without permission UK?

Generally no, except in a genuine emergency. For inspections, landlords should give at least 24 hours' written notice [1].

How much notice does a landlord have to give to enter?

At least 24 hours in writing for inspections, at a reasonable time of day [1].

Can a landlord enter without notice for repairs?

Not usually. Arrange a time with notice, unless it's an emergency.

Can a landlord let themselves in when I'm not home?

Only if you've agreed. Otherwise it may breach your right to quiet enjoyment.

What can I do if my landlord keeps entering without permission?

Tenants can raise it with the landlord in writing, contact the council's private housing team, or seek advice, for example from Citizens Advice or Shelter.

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FAQ

Does the Renters' Rights Act change entry rules?

The main entry rule above comes from the Landlord and Tenant Act 1985 [1]. Check the latest government guidance for any changes.

Does Gaffy book access appointments?

No. Gaffy keeps the repair record; you arrange access with your tenant.

Sources

  1. Landlord and Tenant Act 1985, section 11 (ww.legislation.gov.uk/ukpga/1985/70/section/11)
  2. Protection from Eviction Act 1977, section 1 (ww.legislation.gov.uk/ukpga/1977/43/section/1)
  3. HSE, Gas safety FAQs for landlords (ww.hse.gov.uk/gas/domestic/faqlandlord.htm)