From 1 May 2026, the way private renting works in England changes completely. The Renters’ Rights Act, which became law in October 2025, ends Section 21 ‘no-fault’ evictions and turns every tenancy into a rolling monthly agreement. For tenants, that means you can no longer be evicted without a valid reason. For landlords, it means a new set of rules around access, notice periods, and possession grounds. This article walks through what those changes mean for your rights when a landlord or agent needs to enter the property you rent.
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This article is general information only and does not constitute professional advice. For your specific situation, consult a qualified professional.
The Act is the biggest shake-up of private renting in decades. It applies to new and existing tenancies in one go, so every tenant in England will be on a periodic tenancy from 1 May 2026. That means no more fixed-term contracts locking you in for six or twelve months. You can leave with two months’ notice, and your landlord can only evict you using specific legal grounds. Understanding your rights around property access — when someone can enter, for what reason, and with how much warning — is a core part of that new security. Here’s what you actually need to know.
One term you will hear a lot is periodic tenancy.
What I tend to notice is that tenants often confuse ‘periodic’ with ‘insecure’. It is actually the opposite — you now have a permanent right to stay unless your landlord has a legally recognised reason to end it. That changes the balance of power when it comes to access requests, inspections, and viewings. If you want to understand how this fits into the bigger picture of your rights throughout the tenancy, that checklist covers the full journey from viewing to keys.
What the Renters’ Rights Act actually changes about landlord access
Before the Act, a landlord could enter your property for inspections or repairs with 24 hours’ written notice under most tenancy agreements. That basic rule still stands, but the context around it has shifted. Because Section 21 is gone, a landlord can no longer use an access visit as a pretext to start an eviction process. Every entry must be for a genuine, documented reason — and if that reason later becomes part of a possession claim, the landlord needs to show a clear paper trail.
The Act also introduces the Private Rented Sector Database, which landlords must register with to use certain possession grounds. That database will eventually hold records of compliance, including whether a landlord has followed proper access procedures. It is not live yet — the government has said it will be mandatory by 2028 — but it signals that access disputes will become harder for landlords to win without evidence.
For tenants, the practical change is this: if your landlord wants to enter for a routine inspection, they still need to give you at least 24 hours’ notice in writing. But if they try to enter without notice, or if they use repeated inspections to harass you, you now have stronger grounds to challenge that behaviour through the new Private Rented Sector Landlord Ombudsman, which will handle complaints quickly and with binding decisions.
Common misunderstandings about access and entry rights
Thinking a landlord can enter whenever they want for ‘emergency’ repairs
Not every urgent-sounding request is a real emergency. A broken boiler in winter is an emergency. A dripping tap is not. If your landlord claims they need immediate access without 24 hours’ notice, ask for the specific reason in writing. Under the new Act, if a landlord enters without proper notice and without a genuine emergency, that could be treated as harassment. The strengthened enforcement powers in the Act mean local authorities can issue civil penalties for such breaches — up to £30,000 in some cases.
Believing you can refuse all access and never face consequences
You do have the right to refuse entry if proper notice has not been given. But if a landlord has given valid 24-hour written notice for a legitimate reason — like a gas safety check or an annual inspection — and you refuse repeatedly, that can become a problem. Persistent refusal to allow access for legal obligations (like gas safety checks) can be a ground for possession under the new rules. The key is to communicate. If a time does not work, propose an alternative. That keeps you compliant while protecting your right to quiet enjoyment.
Assuming viewings for new tenants are banned during your tenancy
Viewings are still allowed, but the rules are tighter. If you are on a periodic tenancy and have given notice to leave, your landlord can arrange viewings with reasonable notice — usually 24 hours in writing. You do not have to allow viewings at unreasonable hours or without notice. The Act does not change this directly, but the new Ombudsman service means disputes about excessive or poorly timed viewings can be resolved without going to court.
Missing the difference between ‘inspection’ and ‘invasion’
Some landlords use frequent inspections as a way to pressure tenants into leaving. With Section 21 gone, that tactic loses its teeth. If a landlord tries to enter every week for an ‘inspection’, that is not reasonable. The Act’s new protections against harassment — including the ability to apply for a Rent Repayment Order — mean tenants can reclaim rent paid during periods where their quiet enjoyment was substantially interfered with. Keep a log of every access request and entry. That record is your evidence if you need to escalate.
How to handle access requests, inspections, and emergencies under the new rules
Routine inspections and annual checks
Most tenancy agreements allow for two to four inspections per year. Your landlord must give at least 24 hours’ written notice, and the inspection should be at a reasonable time — typically between 8am and 8pm. You do not have to be home, but it is usually better to be present so you can flag any issues. If the inspection reveals a repair problem, the landlord must act within a reasonable timeframe. Under the new Awaab’s Law provisions in the Act, landlords now have clear legal timeframes to fix serious hazards — 24 hours for the most urgent dangers, and longer for less severe issues.
Emergency access without notice
Genuine emergencies — a burst pipe, a gas leak, an electrical fault that could cause a fire — allow a landlord or contractor to enter without 24 hours’ notice. But they should still try to contact you first. If you are home, they need your permission to enter. If you are not, they can force entry only if there is an immediate risk to life or property. After the event, the landlord must provide a written explanation of what happened and what work was done. If you suspect the emergency was exaggerated to gain access, report it to the new Ombudsman service.
Viewings when you are leaving
Once you have given notice, your landlord will want to show the property to prospective tenants. You must allow viewings, but only with reasonable notice — 24 hours in writing is the standard. You can refuse viewings at 7am or 9pm. You can also ask to be present. If the landlord or agent tries to hold open-house style viewings without your consent, that is not acceptable. The ban on rental bidding also applies here — the landlord must advertise a fixed asking rent and cannot accept offers above it, so you do not need to worry about being pressured into letting viewings happen at all hours to ‘help’ the landlord get a higher price.
What to do if your landlord enters without permission
If a landlord or agent enters your home without proper notice and without an emergency, that is a breach of your right to quiet enjoyment. First, document it — note the date, time, and what happened. Send a written message (email or text) to the landlord confirming that you did not consent and reminding them of the 24-hour notice rule. If it happens again, you can complain to the Private Rented Sector Landlord Ombudsman once it is fully operational. In serious or repeated cases, you can apply for a Rent Repayment Order through the First-tier Tribunal. If you need immediate legal guidance on whether your landlord’s behaviour crosses the line, a tenant and landlord lawyer can give you a quick answer on where you stand.
Frequently asked questions about rental property access rights
Can my landlord enter without notice for a gas safety check? ▾
What counts as a genuine emergency for access? ▾
Can I change the locks to stop my landlord entering? ▾
My landlord wants to do viewings every weekend. Is that allowed? ▾
Does the new Act change how much notice I need to give before moving out? ▾
What if my landlord tries to evict me because I refused a viewing? ▾
The new Ombudsman and database change how access disputes are resolved
The most underappreciated change in the Renters’ Rights Act is the Private Rented Sector Landlord Ombudsman. From 2028, every private landlord in England must be registered with it. That means when a landlord breaches your access rights — entering without notice, harassing you with repeated inspections, refusing to respect your quiet enjoyment — you have a free, binding route to resolution without going to court. The Ombudsman can order the landlord to apologise, change their behaviour, or pay compensation. Combined with the Private Rented Sector Database, which will record compliance history, landlords have a real incentive to follow the rules. A pattern of access complaints on the database could affect their ability to use certain possession grounds or even rent out property in the future.
Remember: this article is general information only. For advice on your specific situation, speak to a qualified professional.
If this was useful, you might also want to read Leasing Lies Exposed: What UK Landlords Can and Can’t Get Away With.
Sources and Further Reading
Renters Insurance UK: What You Need to Know to Protect Your Belongings — A practical guide to protecting your possessions during your tenancy, especially useful if you are worried about damage during inspections or emergencies.
gov.uk (2025). Guide to the Renters’ Rights Act. 🔗
Rightmove (2025). Renters’ Rights Act: What Tenants Need to Know. 🔗
Underwood & Co (2025). Key UK Property Law Changes Taking Effect in 2026. 🔗
Houses and Properties (2025). The Renters’ Rights Act 2026: 5 Changes Every Tenant Needs to Know. 🔗
