Property inspections are one of the most important compliance and risk-management tools available to landlords, but they must be carried out correctly. The Renters' Rights Act 2025 reinforces the tenant's right to quiet enjoyment: any inspection without proper notice or consent is unlawful entry, regardless of what the tenancy agreement says.
A landlord must give at least 24 hours' written notice before entering a rented property for inspection. Entering without this notice, even to check a reported repair, is an unlawful entry and can give the tenant grounds to seek an injunction or damages.
How often can a landlord inspect a property?
- There is no statutory limit on the number of inspections, but excessive inspections (e.g. monthly or fortnightly without reason) can constitute harassment
- Standard practice: quarterly or bi-annual inspections are generally accepted as reasonable
- Additional inspections may be justified after a reported repair, a concern raised by a neighbour, or at the end of a tenancy
- Always give 24 hours' written notice, ideally by email to create an audit trail
- Inspections must be at a reasonable time of day, courts have accepted 9am�6pm on a weekday as reasonable
What to check during a property inspection
- Structure and fabric: Roof (visible from outside), gutters and downpipes, external walls, windows and doors, loft hatch (if accessible)
- Damp and mould: Check window reveals, external walls, bathroom seals, and behind furniture, photograph any mould growth for Awaab's Law compliance records
- Heating and hot water: Boiler pressure and condition, radiators, thermostats, confirm annual gas safety visit is booked
- Smoke and CO alarms: Test every alarm, record the date, location, and result. Replace batteries if needed
- Electrical: Visible wiring, sockets, fuse board, note any damage or DIY alterations by the tenant
- Plumbing: Under-sink pipes, bath seals, toilet cistern, external drain covers
- Garden and exterior: Condition of fences, gates, decking, paths, landlord's responsibility unless the tenancy agreement allocates it to the tenant
- Tenant alterations: Note any changes made without consent, minor (picture hooks) vs material (removed internal walls)
Recording the inspection
- Use a property inspection report with room-by-room checklist, digital tools allow photos to be timestamped and attached
- Photograph every issue noted, before/after photos are essential for deposit dispute evidence
- Share a copy of the inspection report with the tenant within 7 days
- Keep a copy in the tenancy file, inspection records are discoverable in deposit disputes and possession proceedings
- Note the date, time, and who was present (landlord, agent, tenant if present)
Awaab's Law and inspection obligations
Awaab's Law (commencement expected 2026/27 for private rented sector) will impose statutory response timeframes for damp and mould hazards. Proactive inspections are a key compliance tool:
- If inspection reveals damp or mould, begin investigation within 14 days (expected statutory period)
- Carry out remediation works within 7 weeks of confirming a hazard (expected timeframe)
- Retain all inspection records as evidence of proactive compliance, this is important if a tenant subsequently makes an HHSRS complaint to the council
- Refer damp and mould to a specialist if you cannot identify the cause, condensation damp and penetrating damp have different causes and remedies