Landlord Periodic Inspection Rights UK 2026

The legal right of access for inspection

Under section 11 of the Landlord and Tenant Act 1985, the landlord has a right to enter the property at reasonable times of the day to inspect its condition and state of repair — provided at least 24 hours' written notice has been given
The right exists to enable the landlord to fulfil the section 11 repair obligations — it is not a general right to enter whenever the landlord wishes. Access must be for a legitimate purpose (inspection, repair, safety check)
Reasonable times: access should be during normal business hours (9am–5pm on business days) unless the tenant agrees otherwise. An inspection at 6am on a weekend would not be at a reasonable time
The tenant cannot permanently exclude the landlord from accessing for legitimate purposes — a tenancy agreement clause purporting to remove the landlord's right of access for inspection is void
Frequency: there is no statutory limit on the number of inspections a landlord may carry out — but excessive or harassing frequency can constitute a breach of the tenant's right to quiet enjoyment. One or two inspections per year is the normal expectation

The notice must be in writing — a text message or verbal notification does not satisfy the written notice requirement, though many landlords use both to ensure the tenant is aware
Email notice: email is effective for inspection notice where the tenancy agreement permits email service. Include the date, proposed time (e.g. 'between 10am and 12pm'), and purpose of the visit
Reasonable flexibility: if the proposed time is inconvenient for the tenant, accommodate alternative times where possible. A tenant who actively refuses all proposed times over a prolonged period is obstructing the landlord's lawful right — document all attempts
HMO annual gas safety check: for the annual gas safety inspection (Gas Safety Regulations 1998), the 24-hour notice rule also applies. Failure to gain access for the gas safety check after documented attempts may require a court injunction to enforce
Inspection during a void period: a landlord can access a vacant property without notice — but if the tenant has vacated early and the tenancy has not ended, the notice requirement still applies until keys are formally returned

Property condition: the general condition of all rooms, checking for signs of disrepair (damp, mould, structural damage, damaged fixtures). Note any issues in writing and photograph them
Safety compliance: check that smoke alarms are present and functional, that gas and electrical safety certificates are current, and that any HMO fire safety measures (fire doors, escape routes) remain in place
Occupancy: note the number of persons apparently occupying the property. An inspection is an opportunity to identify potential overcrowding or unauthorised subletting
Tenant damage: distinguish between damage beyond fair wear and tear (which the tenant is responsible for) and fair wear and tear (which is the landlord's liability). Photograph and note any damage — this creates a contemporaneous record for deposit claims at the end of the tenancy
Garden and exterior: where applicable, check the garden condition (particularly if the tenancy agreement imposes garden maintenance obligations on the tenant) and the exterior of the property

Awaab's Law (in force from 27 October 2025 under the Renters' Rights Act 2025) requires landlords to investigate reported hazards within defined timeframes — emergency hazards within 24 hours, non-emergency hazards within 14 days
Where a tenant reports a hazard (damp, mould, faulty heating, structural defect), the landlord must access the property to investigate within the Awaab's Law timeframe — irrespective of whether a routine inspection was recently carried out
Hazard investigation access: notice requirements still apply — but 24 hours' notice is sufficient even for urgent hazard investigation. In a genuine emergency (e.g. gas leak, structural collapse), entry can be made without notice
Documentation: document every hazard report and the inspection response — date of report, date of inspection, findings, and works ordered. This is your compliance record if the local authority investigates an Awaab's Law complaint
Refusal of access for hazard investigation: if a tenant refuses access for hazard investigation, document the refusal in writing and seek legal advice. The landlord cannot be in breach of Awaab's Law obligations if access was actively refused and documented — but court action to enforce access may be needed in prolonged cases

Document all access attempts: for every attempted inspection, keep a record of the date, time, method of notification, and the tenant's response. This is essential evidence if you later need to apply to court
Write formally to the tenant: if access is refused after proper notice, write to explain that the right of access for inspection is a legal right under the tenancy and under the Landlord and Tenant Act 1985, and that repeated refusal may necessitate court action
County court injunction: if the tenant continues to refuse access (particularly for a safety-critical inspection such as the annual gas safety check), apply to the county court for an injunction requiring the tenant to permit access. Courts routinely grant such injunctions for gas safety inspections
Do not enter without consent: entering the property without the tenant's consent and without a court order is an illegal entry — even if your notice was properly served and the tenant has no good reason for refusal. Always seek a court order rather than forcing entry
Section 8 — Ground 12: persistent refusal to permit lawful access is a breach of the tenancy agreement (if the agreement contains an access clause) and can support a Section 8 possession claim on Ground 12 (breach of tenancy obligation)