Landlord Right of Entry and Property Inspection 2026 — What the Renters' Rights Act Changes

The landlord's right to access rental property — legal basis

The right to access a rented property is governed by section 11 of the Landlord and Tenant Act 1985 (implied repair covenant access right), section 16 of the Housing Act 1988 (access for repair), and the terms of the tenancy agreement. The Renters' Rights Act 2025 does not fundamentally alter these access rights, but the transition to Periodic Assured Tenancies changes the context in which inspections are carried out.

The implied right of access under s.11 LTA 1985 requires the landlord to give at least 24 hours' written notice before entering the property to carry out or inspect repairs or maintenance. This is the floor — a tenancy agreement can extend but not reduce this notice period.

Notice requirements — what must be in writing

• Minimum 24 hours' advance notice: Required for all non-emergency access — inspections, repair works, gas safety checks, EICR inspections, and any other visit
• In writing: The notice must be in a durable form. A text message, email, or written letter all satisfy 'in writing'. A verbal notice does not
• Date and time window: The notice must specify the proposed date and a reasonable time window (e.g. '10am to 12pm'). A vague notice ('sometime Tuesday') may be insufficient
• Purpose of access: State the reason for the visit — routine inspection, gas safety check, repair to the boiler, etc. This prevents the tenant from claiming the visit was for an unlawful purpose
• Contractor details: Where a contractor will attend rather than the landlord, state the contractor's name and trade

Emergency access

Emergency access without advance notice is lawful where there is an immediate risk to the health, safety, or security of occupants or serious risk of damage to the property (e.g. burst pipe, gas leak, fire, suspected break-in). In a genuine emergency:

• Enter using the means available — contact the tenant first if possible (a quick call is not 'advance notice' but shows good faith)
• Document the emergency situation immediately on arrival — photographs, written notes, or a gas engineer's report
• Notify the tenant in writing as soon as practicable after emergency access
• Do not use 'emergency access' as a pretext for a routine inspection — courts have dismissed possession claims where landlords abused emergency access provisions

Permitted purposes for access

A landlord may access the property for any of the following legitimate purposes, provided proper notice is given:

• Annual gas safety inspection (CP12) — legally required annually, access cannot reasonably be refused
• Electrical safety inspection (EICR) — legally required at least every 5 years or at each change of tenancy
• Routine condition inspection — to check the state of the property and tenant compliance with tenancy obligations
• Access for repair works — where the landlord has been notified of a defect (or a repair obligation arises under Awaab's Law) and must carry out remedial works
• EPC assessment or energy efficiency survey
• HMO licence condition inspection — local authority officers may also inspect; the landlord's access right supports this
• Viewing for sale or re-letting — with the tenant's consent, or on notice once a valid Section 8 notice has been served

Conducting the inspection — best practice

• Use a written inspection checklist — roof, gutters, external walls, windows, doors, internal condition room by room, plumbing, electrics, damp and mould signs, fire safety equipment, garden, outbuildings
• Take date-stamped photographs of every room and any defects identified
• Note meter readings (gas, electricity, water) where access is available
• Invite the tenant to be present — a joint inspection reduces disputes about the condition noted
• Provide the tenant with a written copy of the inspection report or findings within a reasonable period (ideally within 7 days)
• Record any Awaab's Law relevant observations (damp, condensation, mould) and action them immediately

Frequency of inspections

There is no statutory minimum or maximum frequency for landlord inspections beyond the gas safety and EICR requirements. Industry practice and HMO licence conditions typically require:

• Quarterly inspections for HMOs and high-maintenance properties
• 6-monthly inspections for standard private lets
• Annual inspections for longer-term tenancies with reliable tenants
• Ad-hoc inspections following reports of damage, breach of tenancy, or Awaab's Law damp and mould reports

Tenant refusal — what to do

If a tenant unreasonably refuses access after proper notice:

1. Write to the tenant confirming the notice was given and access was refused, and the legal basis for access
2. Offer two or three alternative dates for the inspection or repair
3. If the refusal continues and the access is for a statutory purpose (gas safety, repair under Awaab's Law), write formally warning that the tenant is in breach of the tenancy agreement and that continued refusal may result in court action
4. Apply to the county court for an injunction ordering the tenant to permit access — this is the correct legal remedy, not self-help
5. Do not under any circumstances: enter without consent (except in a genuine emergency), change locks, or cut off utilities — these actions constitute illegal eviction

Renters' Rights Act 2025 — how it affects inspections

The transition to Periodic Assured Tenancies (PATs) from 1 May 2026 does not change the 24-hour notice requirement, but it changes the inspection landscape in several important ways:

• No fixed-term end date: PATs have no automatic end date. Landlords cannot use a fixed-term expiry as a 'reset' opportunity — ongoing inspections are the primary tool for monitoring condition
• Awaab's Law integration: Every inspection is now also an opportunity to identify and document damp, mould, and HHSRS hazards. Finding these proactively before a tenant report triggers the Awaab's Law clock is strongly preferable
• Pet clause obligations: Where tenants have exercised the new RRA 2025 right to request a pet and consent was given, inspections should check for pet-related damage as permitted under the tenancy agreement
• Section 13 rent increases: Inspection reports can inform decisions about whether to serve a Section 13 Form 4A rent increase notice, based on evidence of the property condition and market comparables

Sources

• Landlord and Tenant Act 1985 s.11 — Access for repair (legislation.gov.uk)
• Housing Act 1988 s.16 — Access for repair (legislation.gov.uk)
• Renters' Rights Act 2025 (legislation.gov.uk)

This guide is accurate as at 31 May 2026. It is provided for information purposes only and does not constitute legal advice.