Tenant Refusing Access for Repairs: What Can Landlords Do?

What right of access do landlords have?

Under Section 11 of the Landlord and Tenant Act 1985, landlords have a legal right to enter the property to inspect its condition and carry out repairs. Most tenancy agreements also include an express clause granting access for repairs and inspections.

Your right of access is not unlimited. You cannot enter whenever you want - the tenant's right to quiet enjoyment must be respected. But when repairs are needed, the tenant cannot unreasonably refuse access.

For more on your obligations, see our landlord repair responsibilities guide.

How much notice must I give?

At least 24 hours' written notice is required before entering for repairs. The notice should state the reason for entry and propose a reasonable time - usually during normal working hours.

Always put notice in writing - email or text message creates a clear record. Include the date, time, purpose of visit, and who will be attending.

What if tenant keeps refusing?

If a tenant persistently refuses reasonable access, this constitutes a breach of their tenancy obligations. You should escalate your approach systematically.

1. Document everything - Keep copies of all notices and correspondence
2. Offer alternative times - Show flexibility with evenings or weekends
3. Send formal letter - Explain the legal position and consequences
4. Warn of breach - State that continued refusal breaches the tenancy
5. Consider mediation - A neutral third party may help
6. Seek legal advice - Prepare for possible court action

Never force entry (except in emergencies) or harass the tenant. This could result in claims against you.

Can I enter for emergencies without notice?

Yes. For genuine emergencies posing immediate risk to the property or safety, you can enter without notice. This includes gas leaks, flooding, fire damage, or structural collapse.

What counts as an emergency:

• Gas leak or suspected carbon monoxide
• Burst pipe causing flooding
• Fire or fire damage
• Electrical fault posing fire risk
• Structural damage making property unsafe
• Security breach (broken door/window)

Even in emergencies, try to contact the tenant first if it's safe to do so. Document why immediate entry was necessary and what work was carried out.

What evidence should I keep?

Thorough documentation is essential if you need to take legal action. Keep records of every attempt to arrange access and the tenant's responses.

Evidence to maintain:

• Copies of all written notices (emails, texts, letters)
• Dates and times of attempted phone calls
• Notes from any conversations (date, time, what was said)
• Photos or reports showing the repairs needed
• Quotes or assessments from contractors
• Records of any appointments the tenant missed
• Correspondence from contractors unable to complete work

This evidence demonstrates you acted reasonably and the tenant's refusal was unreasonable.

Can I evict for refusing access?

Yes, persistent refusal of access is grounds for eviction under Ground 12 (breach of tenancy obligation). However, eviction should be a last resort after other options are exhausted.

Ground 12 is a discretionary ground, meaning the court must be satisfied that:

• The tenant has breached an obligation of the tenancy
• It is reasonable to grant possession

Courts will consider whether you gave proper notice, offered alternative times, and whether the tenant had any reasonable excuse. A single refusal is unlikely to succeed - you need to show a pattern of unreasonable behaviour.