Property viewings
Property viewings are appointments at which prospective tenants, buyers, valuers, or contractors visit a rental property to inspect it. For landlords, viewings fall into two distinct situations, viewings of an occupied property during an existing tenancy, and viewings of a vacant property between tenancies, each carrying different legal constraints.
Viewings of an occupied property
Where a tenancy is in place, a landlord's right to arrange viewings is not absolute. It derives from the tenancy agreement (most agreements include a viewings clause for the final weeks of a tenancy or once notice has been given), but even a contractual viewings clause does not override the tenant's right to quiet enjoyment. The tenant's consent is required for every viewing, regardless of what the agreement says. A clause that purports to allow the landlord to bring prospective tenants through at will is unenforceable as an unfair contract term.
The practical requirements are: at least 24 hours' written notice before each viewing (email and text message count as written notice); the viewing must take place at a reasonable time of day; and the tenant must actively consent rather than simply not object. For the specific rules on what constitutes adequate notice, see the August definition of reasonable notice.
A tenant who has been given proper notice may still refuse a specific viewing date and propose an alternative time, and a landlord must accept that. A tenant is not obliged to allow unlimited viewings, and a pattern of repeated requests, especially where a possession notice has been served, can amount to harassment under the Protection from Eviction Act 1977. The Renters' Rights Act 2025 strengthened local authority enforcement powers against harassment, including pressure through excessive access requests.
Anti-discrimination at viewings
From 1 May 2026, Sections 34 to 38 of the Renters' Rights Act 2025 prohibit rental discrimination in connection with viewings. A landlord or anyone acting on their behalf, including a letting agent, must not prevent a person from enquiring about, accessing information on, or viewing a property because they receive benefits (including Universal Credit or Housing Benefit) or because they have children. This applies even where the motivation is an existing insurance policy: discriminatory terms in insurance contracts renewed on or after 1 May 2026 have no legal effect. A breach can result in a civil penalty of up to £7,000 for a first offence.
This means a landlord cannot lawfully decline to show a property to an applicant on these grounds, even informally. Assessment at the viewing stage must be based on the applicant's actual suitability and ability to afford the rent, not on benefit status or family composition.
Viewings of a vacant property
For an empty property between tenancies, viewings are more flexible, there is no tenant whose quiet enjoyment or consent must be managed. The landlord can arrange multiple viewings in a day and set their own schedule. However, the anti-discrimination rules apply from the first point of contact with any prospective tenant, not only once a viewing is in progress. The duty to show the property fairly applies regardless of whether the property is occupied.
For a vacant property, practical considerations include: not leaving prospective tenants unsupervised (gas and electrical safety, duty of care), being accurate and honest about the rent, terms, and property condition, and not engaging in rental bidding, under the Renters' Rights Act 2025, landlords must advertise a fixed rent and cannot invite or accept offers above that advertised figure.
Keeping records
August's reminders feature lets landlords log each scheduled viewing with the notice date, time, and visitor details, creating a dated record that demonstrates proper notice was given and provides a chronological log if excessive access or harassment is ever alleged.
For a landlord's guide to preparing for and conducting viewings effectively, covering what prospective tenants typically ask and how to respond honestly, see the August guide to tenant viewing questions.
Frequently asked questions
Can a tenant refuse a landlord's request to arrange viewings?
Yes. Even where a tenancy agreement includes a viewings clause, the tenant's consent is required for each individual viewing appointment. The tenant can decline a specific time and propose an alternative, and a landlord must respect that. Persistent pressure to allow viewings, particularly after a possession notice has been served, can constitute harassment.
How much notice must a landlord give before a viewing?
At least 24 hours' written notice, served to the tenant before the visit. Written notice includes email and text message. The visit must take place at a reasonable time of day. The tenant's explicit consent is also required, notice given does not automatically mean the viewing can proceed if the tenant objects.
Can a landlord refuse to show a property to someone on benefits?
No. From 1 May 2026, Sections 34 to 38 of the Renters' Rights Act 2025 make it unlawful to prevent a prospective tenant from viewing a property because they receive benefits or have children. This applies to the landlord and anyone acting on their behalf. Breach is a civil offence with a penalty of up to £7,000 for a first occurrence.
What should a landlord do if a tenant persistently refuses viewings?
Document each viewing request, including the date, method of notice, and the tenant's response, in writing. If refusal appears to be unreasonable and is causing genuine financial loss, take legal advice about whether an injunction is appropriate. Do not enter the property without consent; that itself would breach quiet enjoyment and potentially constitute unlawful entry. In practice, waiting until the property is vacant before conducting viewings avoids the difficulty entirely.
