Your landlord's right to enter your home: what you need to know

Tenants often feel uncertain about whether their landlord can enter the property, and if so, how much notice they must give. Here is how the rules on landlord access work and what you can do if your landlord is entering without your permission.

Does your landlord have the right to enter?

Yes, but only in certain circumstances and with the right amount of notice. A landlord cannot simply enter your home whenever they choose. Your right to live in the property without interference is protected by law, this is known as the implied covenant of quiet enjoyment.

How much notice must your landlord give?

Under Section 11 of the Landlord and Tenant Act 1985, your landlord has the right to enter the property at reasonable times of the day to inspect its condition or carry out repairs. The landlord must give you at least 24 hours' written notice.

Some tenancy agreements set out different (usually similar) notice requirements. Check your agreement.

What counts as a reasonable time?

The law requires access to be at a reasonable time of day. In practice, this usually means during normal working hours or at a time agreed with you. Your landlord cannot arrive at midnight or at an hour that is unreasonably inconvenient for you.

Can you refuse access?

Yes, in some circumstances. You do not have to let your landlord in if:

• Less than 24 hours' notice has been given (unless it is a genuine emergency, see below)
• The time requested is unreasonable
• The landlord has not given a reason for the visit

However, if you repeatedly refuse access for valid inspections or legitimate repairs, your landlord may argue that you are in breach of the tenancy agreement and they may seek possession. It is usually better to agree access at a reasonable time rather than to refuse outright.

Emergency access

In a genuine emergency, for example, a gas leak, a burst pipe, or a fire, your landlord (or their contractor) can enter without notice to protect the property or prevent injury. This is the only situation in which the 24-hour notice rule does not apply.

What if your landlord enters without permission?

If your landlord enters your home without proper notice and without your permission, this may constitute:

• Breach of the tenancy agreement (if the agreement sets out access rules)
• Interference with your right to quiet enjoyment, this is an implied right in all residential tenancies
• In extreme cases, harassment, particularly if it is part of a pattern of behaviour designed to make you leave

If your landlord is regularly entering without notice, keep a log of every incident (date, time, who entered, what they said or did). This is important evidence if you need to make a formal complaint or take legal action.

What if the landlord is carrying out repairs?

If your landlord is carrying out repair work, they must still give you 24 hours' notice. You may be able to agree a specific time. If the work will take several days, it is reasonable to agree in advance which days and times access will take place rather than receiving a new notice for each visit.

Does any of this affect a disrepair claim?

Not directly. But if a landlord has failed to carry out repairs and their excuse is that you refused access, the circumstances matter. If you refused access without good reason, this could weaken a disrepair claim. If the landlord never properly requested access (for example, by not giving adequate notice), you cannot be blamed for refusing.

Keep records of any access requests and your responses to them.

When should I contact Support for Tenants?

If your landlord has failed to carry out repairs in your home, whether or not there have been access issues, we may be able to help.

Call us on 0800 030 4669. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.

Sources

• Section 11, Landlord and Tenant Act 1985 (legislation.gov.uk)
• Protection from Eviction Act 1977 (legislation.gov.uk)