Periodic inspections are one of the most important tools available to landlords for monitoring property condition, identifying disrepair early, and maintaining a contemporaneous record of the property's state. A well-documented inspection regime also provides the evidence base for deposit deduction claims at the end of the tenancy.
The 24-hour written notice requirement is mandatory — entry without proper notice is a breach of the tenant's right to quiet enjoyment and, in extreme cases, can constitute unlawful entry. A text message alone is not sufficient written notice unless the tenancy agreement explicitly permits this method.
The legal right of access for inspection
The right of access is statutory but subject to conditions:
- Section 11 of the Landlord and Tenant Act 1985 gives the landlord the right to enter at reasonable times of the day to inspect the condition and state of repair — provided at least 24 hours' written notice has been given to the occupier
- The right exists to enable the landlord to fulfil section 11 repair obligations — it is not a general licence to enter at any time. Access must be for a legitimate purpose: inspection, repair assessment, safety check, or related purpose
- Reasonable times: during normal business hours (9am–5pm on business days) unless the tenant agrees otherwise. An inspection at 7am or on a bank holiday without agreement is not 'at a reasonable time'
- The tenant cannot permanently exclude the landlord from access for legitimate purposes — a tenancy agreement clause removing the right of inspection access entirely is void. However, the landlord must still give proper notice each time
- Frequency: one or two inspections per year is the normal expectation. Excessive or harassing frequency (e.g. weekly inspections) can breach the tenant's right to quiet enjoyment, potentially amounting to harassment
How to serve the 24-hour notice
Notice must be in writing — not just verbal or by text message:
- Written notice: the notice must be in writing. This can be: a letter delivered to the property, an email (where the tenancy agreement permits email service), or a written message via a platform used for tenancy management. A verbal notification or text message alone does not satisfy the requirement
- What to include in the notice: date and time of the proposed inspection (e.g. 'Tuesday 20 May 2026 between 10am and 12pm'), purpose of the visit (inspection of general condition / gas safety check / repair assessment), and contact details if the tenant wishes to rearrange
- Reasonable flexibility: if the proposed time is inconvenient, accommodate alternative times where practical. Persistent failure to offer any alternative times is obstruction — document all attempts
- HMO annual gas safety check: the 24-hour notice rule also applies to the annual gas safety inspection required by the Gas Safety (Installation and Use) Regulations 1998. Give notice well in advance and confirm a specific appointment time
- Void period access: a landlord can access a vacant property without notice — but if the tenant has vacated early without formally ending the tenancy, the notice requirement still applies until the tenancy is surrendered or the keys returned
What to inspect and document
A structured inspection produces useful records — not just a social visit:
- Property condition: room-by-room assessment of general condition — walls, floors, ceilings, windows, fixtures, and fittings. Note and photograph any disrepair (damp, mould, structural damage, damaged fixtures)
- Safety compliance: check smoke alarms are present and appear functional, gas and electrical safety certificates are current (check the displayed certificate date), and 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 (additional beds, belongings beyond the named tenants)
- Tenant damage: distinguish between fair wear and tear (landlord's liability) and damage beyond fair wear (tenant's liability). Photograph damage and record it in the inspection report — this creates contemporaneous evidence for deposit claims
- Provide the tenant with a copy of the inspection report: this demonstrates transparency, creates a shared record, and allows the tenant to dispute any findings at the time rather than at the end of the tenancy
Awaab's Law — reactive inspection obligations from October 2025
Reported hazards trigger mandatory investigation timelines under Awaab's Law:
- 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
- A tenant's report of damp, mould, heating failure, structural defect, or other hazard triggers the Awaab's Law clock. The landlord must access the property to investigate within the required timeframe
- Notice requirements still apply to reactive inspections — but 24 hours' notice is sufficient even for urgent hazard investigation. In a genuine emergency (gas leak, structural collapse), access can be made without prior notice
- Documentation is critical: record every hazard report (date, method, content), every inspection (date, findings), and every works instruction. This is your compliance record if the local authority investigates an Awaab's Law complaint
- Tenant refusal of 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 is actively refused and documented — but prolonged refusal may require court action to resolve
What to do if a tenant refuses access
Document everything and follow the escalation path — do not force entry:
- Document all attempts: for every attempted inspection, record the date, time, method of notification, and the tenant's response. This is your evidence for any court application
- Written formal notice: if access is refused, write formally to the tenant explaining that access for inspection is a legal right under the Landlord and Tenant Act 1985, and that repeated refusal may necessitate court action
- County court injunction: if access continues to be refused — particularly for the annual gas safety inspection — apply to the county court for an injunction requiring the tenant to permit access. Courts routinely grant such injunctions where the purpose is a safety-critical inspection
- Do not force entry: entering the property without the tenant's consent and without a court order is illegal entry — even if proper notice was given and the refusal is unreasonable. Always seek a court order
- Section 8 Ground 12: persistent refusal to permit lawful access is a breach of the tenancy agreement if the agreement contains an access clause. This can support a Section 8 possession claim on Ground 12 (breach of tenancy obligation) — discretionary, so evidence of the breach pattern is important
Frequently asked questions
Can I enter the property without notice in an emergency?+
Yes — in a genuine emergency (e.g. a gas leak reported by the tenant or a neighbour, a fire, or evidence of serious structural danger), entry can be made without the 24-hour notice. The emergency should be documented as soon as possible — photograph and record the nature of the emergency and the reason for urgent entry. Emergency entry without prior notice should be the exception, not a routine practice — any ambiguity about whether an emergency existed will be scrutinised if the tenant complains.
Does the tenant have to be present for the inspection?+
No — the tenant does not have to be present. You (or your agent) can carry out the inspection whether or not the tenant is at home, provided proper 24-hour written notice was given. However, if the tenant requests to be present, accommodate this where practical — it reduces disputes about what was and was not observed. Always leave a completed inspection report at the property.
Can I use a letting agent to carry out inspections on my behalf?+
Yes — a letting agent can carry out inspections on the landlord's behalf, provided the tenant is notified of who will be attending. The 24-hour written notice should identify the person who will attend (e.g. 'our letting agent, John Smith from [Agency Name], will attend'). The agent's inspection report should be signed and retained in your compliance file.
My tenant has been in the property for 2 years and has never allowed an inspection — what are my options?+
Write formally to the tenant explaining that the right to inspect is a statutory right under the Landlord and Tenant Act 1985 and that you require access within 14 days. Offer multiple proposed dates and times. If the tenant refuses all proposed times or does not respond, apply to the county court for an injunction. For the annual gas safety check specifically, courts are particularly willing to grant injunctions because of the safety risk of an uninspected gas appliance. At the same time, consider whether persistent refusal of access constitutes a breach of tenancy (Ground 12) that might support a Section 8 possession claim.