Access for repairs
Access for repairs is a landlord's implied right to enter a rented property, at reasonable times of the day, after giving at least 24 hours' written notice, to inspect its condition or carry out works they are legally required to do. The right arises from Section 11 of the Landlord and Tenant Act 1985, which implies a term into most residential tenancy agreements requiring the tenant to afford the landlord this access. It applies whether or not the tenancy agreement states it explicitly, and cannot be contracted out of.
The 24-hour written notice requirement
Before entering a rented property for repairs or inspections, a landlord must give the tenant at least 24 hours' written notice. This requirement applies to the landlord directly and to any contractor, agent, or surveyor attending on the landlord's behalf. The notice should state the reason for access, who will be attending, and the proposed date and time. The notice given must also qualify as reasonable notice, meaning it is given with sufficient time, at a sensible hour, and with a clear stated reason for the visit.
Access for repairs is an implied right under Section 11 of the Landlord and Tenant Act 1985, which sets out landlords' core repair obligations for residential tenancies. Both the Housing Act 1988 and the 1985 Act confirm that all qualifying tenancy agreements carry an implied covenant that the tenant will permit this access. A clause in a tenancy agreement that attempts to override the 24-hour notice requirement or grant the landlord unrestricted entry is likely to be unenforceable as an unfair contract term.
What counts as a reasonable time of day
Access must be arranged at a reasonable time of day. In practice, this typically means between 8am and 6pm on weekdays, though what is reasonable can depend on the circumstances, for example, the urgency of the repair, the tenant's working pattern, or the nature of the work. Landlords should offer the tenant a choice of times wherever possible, and keep a written record of any appointment made.
Emergency access: when notice is not required
In a genuine emergency, such as a gas leak, a burst pipe causing flooding, a fire, or a serious electrical fault posing an immediate risk to life, a landlord may enter the property without prior notice or the tenant's consent. The emergency must be genuine and documented. Once the immediate risk is addressed, the landlord should inform the tenant of the entry and what was done as soon as practically possible, and record the circumstances in writing.
From working with self-managing landlords across the UK, we find that the most common mistake in emergency situations is failing to notify the tenant promptly after unannounced entry. Even where entry was lawful, leaving the tenant unaware of what happened, and why, creates distrust and can lead to disputes about whether the access was truly an emergency.
What if a tenant refuses access?
The landlord's right of entry must always be balanced against the tenant's right to quiet enjoyment, which protects the tenant from unreasonable interference with their occupation. A tenant is entitled to refuse access if proper notice has not been given, if the proposed time is unreasonable, or if the landlord has not obtained their consent.
Where a tenant persistently refuses access for repairs the landlord is legally required to carry out, particularly safety-critical works such as a gas safety inspection or EICR, the landlord should document every access attempt with dates, times, and the method of communication used. If refusal continues, the landlord can apply to the county court for an injunction compelling access. Courts expect landlords to demonstrate genuine attempts at reasonable scheduling before granting an injunction, and the pre-action protocol requires a letter of claim to be sent to the tenant first.
A landlord who has been denied access has a defence in law if they can demonstrate they made all reasonable endeavours to gain entry, this matters particularly if a repair is later found to have caused further damage.
Tenants can log repair requests directly through August, creating a timestamped record of when the landlord was first notified, which matters if access is later disputed or if a tenant claims a repair was left outstanding.
Frequently asked questions
Does a landlord have to give notice for a gas safety inspection?
Yes. Gas safety regulations do not confer a separate right of entry. Landlords must rely on the implied access for repairs right and give at least 24 hours' written notice. If a tenant refuses repeated appointments for a legally required gas safety check, landlords should document every attempt and seek legal advice.
Can a landlord enter without permission if they own the property?
No. Ownership does not override the tenant's right to exclusive possession. Entering without notice or consent, except in a genuine emergency, constitutes trespass and may also amount to harassment under the Protection from Eviction Act 1977. The landlord must follow the notice procedure regardless of the circumstances of the tenancy.
What should a landlord do after emergency access?
Notify the tenant in writing as soon as practicable, explaining why entry was necessary, what was done, and what, if anything, happens next. Keep a dated record of the entry for your own protection in case the tenant disputes it.
For a full breakdown of what landlords must repair, how quickly repairs should be carried out, and how to handle disputes with tenants about repair obligations, see our guide to landlord and tenant repair obligations.
