Can a tenant refuse to let the landlord in for viewings? It’s one of the most misunderstood points in a tenancy — by landlords and tenants alike. The short answer is yes, a tenant can refuse, because the property is their home until the tenancy legally ends. This guide explains the law behind that, what notice a landlord must give, where a viewing clause does and doesn’t help, and how to get viewings done the sensible way.
Last reviewed: 9 August 2026. Applies to England; other UK nations differ.
Key takeaways
- A tenant has the right to quiet enjoyment — they can refuse access for viewings, even near the end of the tenancy.
- A landlord must give at least 24 hours’ written notice and visit at a reasonable time.
- A viewing clause in the agreement asks for cooperation but cannot override quiet enjoyment.
- Entering without consent (except a genuine emergency) can be harassment or illegal eviction under the Protection from Eviction Act 1977.
- Cooperation, flexibility and good notice get far more viewings done than pressure ever will.
The tenant’s right to quiet enjoyment
The foundation here is the common-law right to quiet enjoyment: for the duration of the tenancy, the tenant has exclusive possession of the property and the right to live there without unwarranted interruption — including from the landlord. Crucially, this right does not switch off in the final weeks. Right up until the tenancy legally ends and the tenant leaves, it remains their home, and they can decline to have strangers walked through it.
What notice must a landlord give?
For access to inspect the condition of the property or carry out repairs, Section 11 of the Landlord and Tenant Act 1985 requires at least 24 hours’ written notice and a visit at a reasonable time of day. Viewings for new tenants or buyers aren’t covered by that statutory right at all — they depend entirely on the tenant’s agreement. Either way, 24 hours’ notice is the floor, not a licence to enter: the tenant still has to consent to let people in.
| Reason for access | Notice | Can the tenant refuse? |
|---|---|---|
| Repairs / condition inspection | 24 hours’ written notice (LTA 1985, s11) | Yes, though unreasonable refusal can cause problems |
| Viewings (new tenant or buyer) | Ask — give reasonable notice | Yes — needs the tenant’s consent |
| Genuine emergency (fire, flood, gas) | No notice needed | No — landlord may enter |
Do viewing clauses actually work?
Many tenancy agreements include a clause allowing viewings in the last month or so. These clauses are useful — they set an expectation and remind a cooperative tenant that viewings are coming — but they have a firm limit: a contract term cannot override the tenant’s right to quiet enjoyment. A clause purporting to let the landlord enter without notice or against the tenant’s wishes is an unfair term and won’t be enforced. In shared houses the landlord can usually access common parts, but still needs consent for a tenant’s own room.
The line you must not cross: harassment
Letting yourself in without consent, or pressuring a tenant into viewings, is a serious risk. Under the Protection from Eviction Act 1977, harassment and illegal eviction are criminal offences — punishable by an unlimited fine and, in serious cases, imprisonment. Local councils can also impose civil penalties of up to £30,000 as an alternative to prosecution for certain housing offences. Repeatedly turning up, entering when the tenant is out, or threatening them over access can all cross into harassment, so keep everything by consent and in writing.
How to get viewings done the smart way
Arranging viewings with a sitting tenant
Explain viewings are coming and that you’ll work around them — don’t assume a yes.
At least 24 hours’ written notice, with a few time slots to choose from.
A small thank-you or flexibility on check-out often unlocks cooperation.
Log every request and response in case of a later dispute.
If refused, wait until the property is empty or use professional photos and a video tour.
A tenant who keeps the place presentable and lets viewings happen is worth far more than a forced schedule that sours the relationship in the final weeks. For the flip side of access rights, see our guide to the landlord’s right to access during a tenancy, and for making viewings go well, how to conduct successful property viewings.
Where the Renters’ Rights Act fits in
Since Section 21 ‘no-fault’ evictions were abolished in 2026 and tenancies became periodic, most viewings now happen when a tenant has given notice to leave or a landlord is selling. None of that changes the core position: the tenant’s quiet enjoyment and the 24-hour-notice rule still apply, and access for viewings still depends on consent. If you’re selling, our guide to selling a property with a tenant covers viewings during a sale.
Frequently asked questions
Can a tenant legally refuse viewings?
Yes. The property is the tenant’s home until the tenancy ends, and their right to quiet enjoyment means they can decline viewings — even in the final weeks and even if the agreement contains a viewing clause.
How much notice must a landlord give?
At least 24 hours’ written notice, and the visit must be at a reasonable time. For repairs and condition inspections this comes from Section 11 of the Landlord and Tenant Act 1985; viewings additionally need the tenant’s consent.
Is a viewing clause in the tenancy enforceable?
Only up to a point. A viewing clause can set expectations, but it cannot override the tenant’s right to quiet enjoyment. Any term allowing entry without notice or against the tenant’s wishes is unfair and won’t be enforced.
What happens if a landlord enters without permission?
Entering without consent, other than in a genuine emergency, can amount to harassment or illegal eviction under the Protection from Eviction Act 1977 — a criminal offence carrying an unlimited fine or imprisonment, with councils also able to levy civil penalties of up to £30,000.
What can a landlord do if the tenant keeps refusing?
Stay professional and keep records. Offer flexible times and a small incentive, use professional photos or a video tour, or simply wait until the property is empty. Forcing entry is never worth the legal risk.
Written by the Landlords Portal team — experienced UK landlords covering the private rented sector. This is general information, not legal advice; seek advice from a solicitor for a specific dispute.
