Property Inspections: 24-Hour Notice Rules for UK Landlords

The 24-Hour Rule

Landlords must give tenants at least 24 hours' written notice before entering a property. This applies to routine inspections, viewings, and any non-emergency visit. The notice must specify the date and approximate time of the visit.

This is not new — the right to "quiet enjoyment" has been part of English tenancy law for decades. However, the Renters' Rights Act 2025 reinforces this protection, and landlords who repeatedly enter without proper notice could face action through the new ombudsman or the courts.

The only exception is a genuine emergency — for example, a burst pipe flooding the property or a gas leak. In these cases, you can enter without notice to protect the property or the safety of occupants.

Reasonable Frequency

There is no fixed legal limit on how often you can inspect, but inspections must be at a reasonable frequency. Industry guidance and most tenancy agreements suggest:

Every 6 months for a standard inspection
Quarterly for properties with known issues or during the first year of a tenancy
More frequently only where there is a documented reason (such as ongoing repairs being monitored)

Inspecting every month without good reason could be considered harassment. If a tenant complains about excessive visits, a court or the ombudsman is likely to side with them.

The Tenant's Right to Refuse

Tenants have the right to refuse entry. Even with 24 hours' notice, the landlord cannot force their way in. If a tenant refuses:

Ask why and try to reschedule at a more convenient time
Put the request in writing so there is a record
If refusal is persistent and unreasonable, seek legal advice — but never enter without permission

A tenant refusing a single inspection is not grounds for possession. Repeated, unreasonable refusal could potentially be relevant in other proceedings, but it is a high bar.

What to Inspect

A thorough property inspection should cover:

Interior

Damp and mould — check walls, ceilings, window frames, and behind furniture if accessible
Smoke and CO alarms — test them during every visit
General condition — walls, floors, doors, windows
Plumbing — look for leaks under sinks, check water pressure
Heating — confirm the boiler and radiators are working
Ventilation — check extractor fans in kitchens and bathrooms

Exterior

Gutters and downpipes — look for blockages or damage
Roof — visual check for missing tiles or sagging
Garden and boundaries — check fences, paths, and any tenant obligations
External walls — look for cracks or damp patches

Recording Outcomes

Always document the results of an inspection. A written record protects both you and the tenant. Include:

Date and time of the inspection
Who was present
Condition of each room or area inspected
Any issues found and what action will be taken
Photos where relevant (especially for damp, damage, or wear)

Keep these records alongside your other property documents. If a dispute arises later about the condition of the property, dated inspection reports are invaluable evidence.

Scheduling Best Practices

Send written notice by email or text — something with a timestamp
Offer a choice of times where possible, especially if the tenant works
Confirm the appointment the day before
Be punctual — arriving late or at the wrong time erodes trust
Keep visits focused — 20-30 minutes is typically enough for a routine inspection
Follow up promptly on any issues identified

Get Let Flow sends automatic inspection reminders to tenants with the date and time, and tracks the inspection schedule so you never miss one.

Key Takeaways

Always give at least 24 hours' written notice before any visit
Inspect every 6 months as standard — quarterly if there is good reason
Tenants can refuse entry; you cannot force your way in
Document every inspection with written notes and photos
Follow up on any issues promptly — Awaab's Law sets strict repair timescales