Mid-tenancy

Property visit checklist

Regular visits to a rented property are an important part of managing the tenancy and the property. These checks help ensure everything is in good condition—inside and out. It provides the licence holder, landlords or agents, a chance to spot any issues early.

It's also an opportunity to ensure tenants are following the terms of the tenancy agreement.

Recommended checks during the visit include:

• repairs and maintenance needs
• general living conditions
• signs of illegal or criminal activity
• condition of fixtures and fittings
• working smoke and carbon monoxide alarms
• upkeep of gardens or external areas
• loft condition (if accessible)
• general wear and tear

Property inspections should be every three months for a new tenancy. This can be reduced if the same tenant shows a good track record over the first year. Licence holders, landlords or agents, must visit their licensed properties every six months as part of their licence conditions.

Under the Landlord and Tenant Act 1985 (opens new window), landlords have the legal right to enter the property with the consent of the tenant to check its condition and state of repair, so long as:

• at least 24 hours' written notice has been provided to the tenant
• visits take place at a reasonable time of day
• the appointment is convenient for the tenant

Use the Mid tenancy property checklist (PDF, 67 KB) to record the visits. These records should be kept safe. They may be requested as evidence of meeting the licensing conditions.

Tenant refuses access

Sometimes tenants may refuse entry to the property, especially if they don't feel comfortable with people visiting while they're not home. 

In some cases, refusal might also be a sign of illegal activity.

Talk to the tenant. Try to understand why they're refusing access. If they want to be present during the visit, work with them to find a convenient time.

Be flexible and offer alternative dates and times to make it easier for them to agree.

Even though landlords have a legal right to inspect the property, entry cannot be made without the tenant's consent. Doing so without permission could be considered as trespassing or harassment.

Tenants have a legal right to "quiet enjoyment" of their home. This means the licence holder, landlords or agents, must always seek permission before entering the property.

Legal action and exceptions

If a tenant denies access so your legal responsibilities, as licence holder/landlord or agent, can't be met you have the right to apply for a court order to access the property.

For example, you can't make essential repairs or arrange gas safety checks. You will need to take your own legal advice to apply for a court order for access. If all attempts to access the property fail, you may have to end the tenancy using an eviction notice.

The only exception where entry to the property can be made without the tenant's consent is in an emergency.

We strongly advise against accessing the property without the tenant or another person present, such as a family member of friend, even if the tenant has confirmed the appointment. 

Accessing the property without the tenant or another person present can create a risk of accusations such as theft or damage.

Contact our team to help resolve issues accessing the licensed property.

We can speak with the tenant directly or arrange a visit to explain why the inspection is important and provide reassurance.