Can Tenant Refuse Viewings When Moving Out UK?
Last updated:
Tenants can refuse viewings unless the tenancy agreement includes a clause permitting them with reasonable notice (usually 24-48 hours). Even with a clause, viewings must be at reasonable times. You cannot force entry for viewings - only for repairs and emergencies.
Getting your property viewed while a tenant is still in occupation can be challenging. Here's what the law says and how to handle common situations.
Can I insist on viewings?
Only if your tenancy agreement includes a specific clause allowing viewings with reasonable notice. Without such a clause, tenants have the legal right to refuse access for viewings entirely. Even with a clause, you cannot force entry - the tenant must voluntarily allow access.
A tenancy is a legal estate in land, meaning the tenant has exclusive possession during the tenancy period. This right to quiet enjoyment means you cannot enter without permission, regardless of whether you own the property.
What if there's no clause in the agreement?
If your tenancy agreement doesn't include a viewing clause, you have no automatic right to conduct viewings. You must ask the tenant's permission each time. They can refuse, and you have no legal recourse to force the issue.
For future tenancies, consider adding a clause such as: "The tenant agrees to permit the landlord or their agent to conduct viewings during the final [2 months] of the tenancy, with at least 24 hours' written notice, at reasonable times agreed with the tenant."
What notice must I give?
Most tenancy agreements specify 24-48 hours' written notice. If your agreement doesn't specify, 24 hours is considered reasonable minimum notice. Always confirm in writing (email or text) and get acknowledgment from the tenant.
| Notice Type | Minimum Period | Best Practice |
|---|---|---|
| Written notice | 24 hours | 48+ hours |
| Confirmation | Get acknowledgment | Written reply |
| Format | Any written form | Email for records |
What are 'reasonable' viewing times?
Reasonable times typically mean weekdays between 9am-6pm and Saturdays 10am-4pm. Sundays, bank holidays, early mornings, and late evenings are generally not reasonable unless the tenant specifically agrees.
Consider the tenant's work patterns - if they work nights, daytime viewings may not be reasonable for them. The key is working collaboratively to find times that suit both parties.
Can I offer rent reduction for access?
Yes, this is a perfectly reasonable approach. Offering a modest rent reduction (e.g., 10-20% for the final month) in exchange for flexible viewing access can incentivise cooperation. Put any agreement in writing.
Other incentives that work well include:
- Returning the deposit early with consent
- Offering professional cleaning at end of tenancy
- Providing a positive landlord reference
- Being flexible on move-out date
What if tenant persistently refuses?
If your tenancy agreement contains a viewing clause and the tenant persistently refuses reasonable access, this could be a breach of contract. However, your only remedy is to claim damages for any provable loss - you still cannot force entry.
In practice, proving financial loss from refused viewings is difficult. A better approach is to:
- Document all requests - Keep written records of viewing requests and refusals
- Offer alternatives - Suggest different times or virtual viewings
- Negotiate - Consider rent reduction or other incentives
- Wait it out - Conduct viewings once vacant if necessary
- Seek mediation - A neutral third party may help
Tips for conducting viewings with sitting tenants
Successful viewings with tenants in residence require good communication, reasonable scheduling, and mutual respect. Here are practical tips to make the process smoother.
- Give more notice than required - 48-72 hours builds goodwill
- Limit viewing numbers - No more than 2-3 per week unless agreed
- Keep viewings short - 15-20 minutes maximum
- Accompany viewers - Don't send strangers alone into occupied property
- Schedule in blocks - Group viewings on one day rather than spreading throughout week
- Be flexible on timing - Work around tenant's schedule where possible
- Thank the tenant - Acknowledge their cooperation
- Respect their belongings - Ensure viewers don't touch personal items
Frequently asked questions
Can I take photos for marketing?
Only with the tenant's explicit permission. They have a right to privacy in their home and can refuse photography. If they agree, avoid capturing personal belongings or anything that could identify them. Consider offering to schedule photos when they're out.
What about open house events?
Open house events are more intrusive than individual viewings, so tenants are more likely to refuse them. Even with a viewing clause, courts may find open houses unreasonable. It's better to schedule individual appointments with adequate notice.
Can I show property when tenant is out?
Only if the tenant has given explicit permission for viewings in their absence. Never enter without consent - this could constitute harassment or illegal eviction. Even with a viewing clause, the tenant must agree to you being present without them.
Managing this yourself?
LandlordOS helps UK landlords stay compliant and organised:
- Automatic compliance reminders for Gas Safety, EICR, EPC
- Document storage with AI-powered certificate reading
- Tenancy tracking and rent management
LandlordOS tip
Start the conversation about viewings early - ideally when the tenant gives notice. Agree on a viewing schedule upfront, put it in writing, and stick to it. A cooperative approach almost always yields better results than trying to enforce your rights rigidly.