Reasonable notice

Reasonable notice in the private rented sector means the minimum time a landlord must give an occupier before exercising a right that affects their use or enjoyment of the property, where the law or the tenancy agreement does not specify a fixed period. The term arises in two distinct contexts: access visits to an occupied property during a tenancy, and ending a lodger or excluded-occupier arrangement where no contractual notice period has been agreed.

Access visits: the 24-hour requirement

The right to quiet enjoyment of the property is an implied term in every tenancy agreement under English law, tenants are entitled to occupy their home without unnecessary interference from the landlord. This right coexists with the landlord's statutory right of access under Section 11 of the Landlord and Tenant Act 1985, which permits entry at reasonable times to inspect the state of repair or carry out repairs, and under the Housing Act 1988, which implies a right of access for the same purposes into all assured tenancies.

Both rights require the landlord to give at least 24 hours' written notice before the visit. Written notice in 2026 includes email and text message, provided the communication can be evidenced. A telephone call without a follow-up in writing does not satisfy the requirement. The visit must also take place at a reasonable time of day, generally accepted as between 8am and 8pm on weekdays, though the specific window may be restricted by the tenancy agreement or local custom.

Even with adequate notice given, the tenant is entitled to refuse access for routine inspections (as distinct from access to carry out legally required repairs or statutory safety checks). For the specific rules on landlord access to carry out repairs, document each attempt, and handle persistent refusal lawfully, see the August definition of access for repairs.

Emergency access

In a genuine emergency, for example a gas escape, burst pipe, structural failure, or fire, a landlord or their contractor may enter without advance notice to prevent injury or serious damage to the property. This is the only exception to the 24-hour rule. Even in an emergency, the landlord should attempt to contact the tenant before entry where this is possible without delaying the response, and should notify them of the entry as soon as possible afterwards.

Entering a rented property without proper notice or the tenant's consent in non-emergency circumstances is trespass and may also constitute harassment under the Protection from Eviction Act 1977, which prohibits acts that interfere with the peace or comfort of a residential occupier. This can expose the landlord to civil claims for damages and, in serious cases, criminal prosecution.

Lodger and excluded-occupier arrangements

For mainstream assured tenancies in England, the standard private tenancy, notice to end the tenancy is set by statute and the Renters' Rights Act 2025, using specific possession grounds and prescribed notice forms. "Reasonable notice" is not the relevant concept for ending these tenancies.

By contrast, where the occupier is a lodger living with a resident landlord under a licence to occupy, the lodger is an excluded occupier and statutory notice periods do not apply. The reasonable notice period for ending this arrangement is linked to the rental payment period: weekly payments imply one week's reasonable notice, monthly payments imply one month's notice, unless the agreement specifies otherwise. A court or tribunal would assess what is fair in context, the length of the arrangement, the occupier's vulnerability, and any specific representations made at the outset, rather than applying a rigid formula.

What constitutes "reasonable"

Where the law specifies a minimum (24 hours for access visits) that minimum governs. Beyond the minimum, reasonableness is assessed in context. Ombudsmen and courts have found that: repeated short-notice visits can become harassment even if each individually meets the 24-hour standard; visits at genuinely inconvenient times for the tenant may not be "reasonable" even within the 8am–8pm window; and access requests made in bad faith, for example, to pressure a tenant to leave, do not become lawful simply because formal notice was given.

August's reminders feature lets landlords log scheduled property visits with the notice date, time, and reason, creating a timestamped record of every access request, useful if a dispute later arises about whether proper notice was given or whether access attempts were excessive.

For the full practical guide to what a tenancy agreement should say about access, inspection frequency, and viewings, see the August guide to what a tenancy agreement should include.

Frequently asked questions

What is the minimum notice a landlord must give before entering a rental property?

At least 24 hours' written notice is the legal minimum for non-emergency access visits under Section 11 of the Landlord and Tenant Act 1985. Written notice includes email and text message but not an unconfirmed telephone call. The visit must take place at a reasonable time of day, typically 8am to 8pm.

Can a tenant refuse a landlord entry even after proper notice has been given?

For routine inspections, yes, the tenant can refuse access, though consistent unreasonable refusal may breach the tenancy agreement. For access to carry out repairs the landlord is legally obliged to complete under Section 11, the landlord has a legal right of entry once proper notice has been given; persistent refusal can be addressed through the courts. For statutory safety checks (gas, electrical), landlords should document each refused attempt.

Can a landlord enter without notice in an emergency?

Yes. In a genuine emergency, for example gas escape, burst pipe, fire, or structural danger, a landlord or contractor may enter without advance notice to prevent harm. This is the only exception to the 24-hour rule, and the landlord should contact the tenant as soon as possible after entry.

How much notice does a landlord need to give a lodger to leave?

Where no specific notice period is agreed, the conventional rule is that the notice period mirrors the rental payment period, weekly rent implies one week's notice, monthly rent implies one month's notice. The agreement should state the period clearly. Where a dispute arises, a court assesses what is reasonable in all the circumstances.