Your Landlord Is Demanding Entry to the Property
Your landlord does not have an automatic right to enter your home whenever they choose. They must give at least 24 hours' written notice and may only enter at reasonable times, except in genuine emergencies.
Quick Answer
Under Landlord and Tenant Act 1985 s.11(6), a landlord's right to enter and inspect or carry out repairs is conditional on giving at least 24 hours' written notice and entering only at reasonable times of day. Harassment or persistent unlawful entry without notice may be a criminal offence under Protection from Eviction Act 1977 s.1. You are entitled to refuse entry if proper notice is not given.
Full Explanation
A landlord's right to enter a rented property is not unlimited. The tenant has the right to quiet enjoyment of the property โ an implied covenant that the landlord will not interfere with the tenant's use and occupation. Entry without proper notice or consent is a breach of this covenant and may also constitute harassment under the Protection from Eviction Act 1977.
Under Landlord and Tenant Act 1985 s.11(6), where the landlord has a repairing obligation (which is implied in most residential tenancies of less than 7 years under s.11), the landlord is entitled to enter the property at reasonable times of the day on giving at least 24 hours' written notice. The notice must be written โ a telephone call or text may not suffice, though in practice courts have sometimes accepted informal notice where its receipt is not in dispute.
The 24-hour notice requirement does not apply in genuine emergencies โ for example, where there is a gas leak, flooding, or an imminent structural danger. In those cases the landlord (or emergency services) may need immediate access. However, the emergency must be genuine: a landlord who regularly 'creates' emergencies to justify unannounced visits is likely breaching the covenant of quiet enjoyment.
Harassment by a landlord โ including persistent unannounced visits, removing doors or windows, cutting off utilities, or using threatening behaviour to force a tenant out โ is a criminal offence under Protection from Eviction Act 1977 s.1. Local authorities have a duty to investigate and can prosecute. Tenants can also seek an injunction in the county court.
If your landlord arrives without notice, you are entitled to refuse entry. If they force entry, this may be unlawful entry. Record all incidents โ dates, times, what was said, any witnesses. Report persistent problems to your local council's housing enforcement team. If you have a letting agent, copy all communications to them as well.
Legal Basis
- ยงLandlord and Tenant Act 1985 s.11(6) โ Landlord's right of access with notice
- ยงProtection from Eviction Act 1977 s.1 โ Unlawful eviction and harassment
- ยงImplied covenant of quiet enjoyment
What To Do
Ask for the Reason in Writing
If your landlord demands access, ask them to confirm in writing the reason for the visit and the proposed date and time. This creates a record and gives you an opportunity to assess whether the request is reasonable.
Require 24 Hours' Written Notice
Politely inform your landlord (or letting agent) that you require at least 24 hours' written notice before any entry, as required by law. You are within your rights to refuse a visit that has not been notified in writing unless it is a genuine emergency.
Allow Access at a Reasonable Time
Once proper notice has been given, allow access at the agreed time. Refusing all reasonable access โ particularly for repairs or gas safety inspections โ can put you in breach of your tenancy agreement and may give the landlord grounds to claim damages.
Record Every Visit
Keep a log of all entries โ date, time, who entered, reason given, and what was done. If possible, take photographs. This record is essential if you later need to report harassment or bring a claim.
Report Harassment to the Local Authority
If the landlord persistently enters without notice, is aggressive or threatening, or is using access visits to pressure you into leaving, report this to your local council's housing enforcement or tenancy relations team. The council can investigate and may prosecute under the Protection from Eviction Act 1977.
Important Deadlines
Important Warnings
Changing the locks without your landlord's knowledge or consent may breach your tenancy agreement โ take legal advice before doing this, even in response to unlawful entry.
Refusing all access โ even for mandatory inspections such as gas safety checks โ can put you in breach of your tenancy and may give the landlord grounds for possession.
Keep all correspondence with your landlord about access in writing โ verbal conversations are harder to evidence if a dispute arises.
Frequently asked questions
- How much notice does my landlord need to give before entering my home?
- Your landlord must provide at least 24 hours' written notice before entering your home, except in genuine emergencies. They can only enter at reasonable times of the day. If they do not give proper written notice, you are entitled to refuse entry. A telephone call or text may not legally suffice, though courts have sometimes accepted informal notice if receipt is not disputed.
- Can I refuse to let my landlord in if they show up without notice?
- Yes, you can refuse entry if your landlord has not provided the required 24 hours' written notice, unless it is a genuine emergency such as a gas leak or flooding. If they force entry without proper notice, this may be unlawful. You should record the incident, including the date, time, and what was said, and report persistent problems to your local council's housing enforcement team.
- When can my landlord enter my property without giving 24 hours' notice?
- The 24-hour notice requirement does not apply in genuine emergencies, such as a gas leak, flooding, or imminent structural danger. In these cases, immediate access may be necessary. However, the emergency must be real; if a landlord regularly creates fake emergencies to justify unannounced visits, they may be breaching your right to quiet enjoyment and potentially committing harassment.
- What happens if my landlord harasses me or forces entry repeatedly?
- Persistent unannounced visits, removing doors or windows, cutting off utilities, or using threatening behaviour to force you out are criminal offences under the Protection from Eviction Act 1977. Local authorities have a duty to investigate and can prosecute. You can also seek an injunction in the county court. Report these actions to your local council's housing enforcement team as soon as possible.
- Can I change the locks to stop my landlord from entering?
- You should not change the locks without your landlord's knowledge or consent, as this may breach your tenancy agreement. Even if you have experienced unlawful entry, you should take legal advice before changing locks. Additionally, refusing all reasonable access, including for mandatory inspections like gas safety checks, can put you in breach of your tenancy and may give your landlord grounds for possession.