Landlord’s Right Of Entry Explained

Landlord's Right Of Entry

It is in fact illegal for a landlord or agent to enter the premises without permission from the tenant. Ultimately, a landlord has no right of entry unless the tenant grants access or the landlord is given permission by the courts.

The office of fair trading document oft356 reads as follows:

3.32 We would object to a provision giving the landlord an excessive right to enter the rented property. Under any kind of lease or tenancy, a landlord is required by common law to allow his tenants ‘exclusive possession’ and ‘quiet enjoyment’ of the premises during the tenancy. In other words, tenants must be free from unwarranted intrusion by anyone, including the landlord. Landlords are unfairly disregarding that basic obligation if they reserve a right to enter the property without giving reasonable notice or getting the tenant’s consent, except for good reason.

Irrespective of what maybe written in the agreed contract between a landlord and a tenant (e.g. a clause that states the landlord is allowed to enter the property without permission), it is still the tenant’s statutory right to live in quiet enjoyment, therefore any clauses that conflicts with that right will not be legally enforceable.

A landlord (or anyone acting on behalf e.g. agent) does have the right to ‘reasonable’ access to carry out repairs for which they are responsible, but a written notice at least 24 hours must be served and then the tenant must grant access.

Emergency exceptions

Section 11 does make it clear that if there is an emergency the landlord can enter without permission. That is the only exception as far as I am aware. Section 11, however, does not specify what constitutes an “emergency”, but I’ve always been under the impression that it’s something glaringly obvious and disruptive, like a fire or a heavily leaking/burst pipe.


Tenants have the right to live without unnecessary interference from the landlord, and also prevent them or anyone on behalf of the landlord from entering the premises. If a landlord disregards the law and enters the property without permission, they could be prosecuted for “harassment”

The law that sets out the definition of harassment in this context is the Protection from Eviction Act 1977::

The landlord of a residential occupier or an agent of the landlord shall be guilty of an offence if –

(a) he does acts likely to interfere with the peace or comfort of the residential occupier or members of his household, or

(b) he persistently withdraws or withholds services reasonably required for the occupation of the premises in question as a residence,

and (in either case) he knows, or has reasonable cause to believe, that that conduct is likely to cause the residential occupier to give up the occupation of the whole or part of the premises or to refrain from exercising any right or pursuing any remedy in respect of the whole or part of the premises.

The important takeaway for landlords, just because you don’t believe your actions to be a form of harassment, it doesn’t mean that the law would agree with you. So be diligent.

Some of the most common complaints of landlord harassment that I hear about are as follows:

  • My landlords keeps calling me for rent
  • My landlord wants an inspection every month, it’s too much
  • My landlord keeps threatening to throw me out unless I pay rent
  • My landlord keeps entering the property without my permission

In reality, it can often be difficult to prosecute a landlord for harassment. Harassment cases are usually handled by the local authority, not the police. Most of the high damages are awarded in civil cases, where the tenant has taken the landlord to court for breaking their statutory right of Quiet Enjoyment This means that the landlord should leave tenants to live in the property in peace!

My tenant won’t allow me access

If you’re in the unfortunate possession of being refused access to your property, whether it be for a regular inspection or maintenance work, find out what options are available and what steps to take next over at the My Tenant won’t let me into the property blog post.

Legal advice

If you require legal advice on the matter, I highly recommend contacting your local Citizens Advice for free legal advice!

588 Join the Conversation...

Showing 538 - 588 comments (out of 588)
The Landlord Avatar
The Landlord 1st December, 2015 @ 16:08

I disagree. From the landlord law blog:

Section 48 of the Landlord & Tenant Act 1987

The reason behind this section is that there will sometimes be circumstances under which a tenant will need to sue his landlord. However in order to sue someone you need to have an address for them, in this country (ie in England / Wales) so the court paperwork can be served on them.

If a landlord fails to provide his address to his tenants, or lives outside ‘the jurisdiction’ (as we lawyers call it), then this puts the tenant at a disadvantage. He will not be able to bring a claim.

So Parliament has helped the tenant by making it a legal requirement for all landlords to provide their tenants with details of an address, in England and Wales, where their tenants can serve notices on them, including notices in Court proceedings.

That alone implies it doesn't need to be a residential address. But also, I believe an agent's address would not be suitable either.

Section 1 of the Landlord & Tenant Act 1985
Under this section, where a tenant does not know his landlords name and address, he can request this in writing from the landlord’s agent or the person who collects the rent.

Just a contact address in England or Wales.

The Landlord Avatar
The Landlord 1st December, 2015 @ 16:13


The tenant is entitled to the landlord's contact address- an agent's address does not count.

Guest Avatar
Rachel 1st December, 2015 @ 16:27

Yes but that falls under criminal law, and to get prosecuted, it has to be processed by the Magistrates Court. It is not a civil matter and not many ordinary people know how to bring a prosecution case to a Magistrates Court. You could get the police or the local authority to do this for you. Unlikely that police would want to get involved in such matters, and local authorities will not likely entertain such requests - their resources are pressed and they will only take on the most serious cases of lawbreaking, not a case like this.

I had this same discussion with the housing officer and he confirmed this.

The Landlord Avatar
The Landlord 1st December, 2015 @ 16:31

But my point is, the tenant is entitled to their landlord's contact address and failure to supply it is a criminal offence.

How to prosecute or whether it's worth prosecuting is another issue. I'm just saying, by law, the tenant is entitled to the landlord's address.

Guest Avatar
Rachel 1st December, 2015 @ 16:41

I appreciate all that you're doing here and it does hearten me a bit to know that the law is... On my side... In spirit. But in practice it helps me not one single bit when I had to deal with a belligerent, obstructive and inconsiderate agent.

I'm just glad I'm done with agents now and deal with a lovely landlord directly. It is like gold dust and I will hang on to it. Do not want to move again or have to deal with agents.

The Landlord Avatar
The Landlord 1st December, 2015 @ 16:46

Ha, yeah, tenants have some nice laws protecting them, the only problem is 99% of tenants (and landlords) don't know the law. But also, enforcing the law can be a right pain, and often it's not even worth relying on. That's my experience anyways.

In practice, Landlord & tenant law is horrific, truly.

Having a great landlord is key (it's not knowing the law). Equally, the quality of my life is so much better when I have good tenants.

Guest Avatar
help 7th December, 2015 @ 14:55

can any one help,i have been served with a section 8 I have had no court paperwork yet,the letting agency have sent a builder in who has just lethimself in is this allowed .cheers

Guest Avatar
margo 8th March, 2016 @ 18:32

hi need some advice my landlord is one of the bad ones doesnt do repairs we have to pay for them ourself ie. new window got a free boiler and insulation wouldnt pay us back. now he is selling proprty that we rent never told us this we found out we agent arrived to take phots. do we have to let agent in to let people view house when we still renting any advice would be great.

Guest Avatar
Bambi89 10th March, 2016 @ 00:30


I moved in to my property in 2014 which is part of a large house/office/barn conversion - now stands as one 4bed house, one 1 bedroom flat, one 2 bed house (mine) and then also a "studio" apartment.
To cut a long story short, when I signed the tenancy with the agents, I was not notified that the studio is in actual fact connected to MY main electricity meter by a sub meter (put in by the landlord and his leccy). I had been paying for two properties bills!
Eventually, May 2015, once the properties had been passed on to a new agent (who also didn't notify of the sub meter) had worked out that this was the case. Due to the conversion, I do not have access to my own meter. All meters are held within the main 4 bed house.
It was agreed that the agents would come on 21st each month and take my meter reading, as well as the sub meter reading and work out how much each property has used. They would then invoice the tenant of the studio and pass the payment to myself so that I can credit the energy account - long winded, but easy enough I guess! Well, the past 2 months, readings have been taken on 21st Jam and 23rd Feb aaaand.. Only part payments have been made to myself. This now leaves the energy account (which is in my name only - and cannot be changed as they weren't even made aware of a sub meter!) in arrears.
I've tried endless to ask the agents when payments will be made and to enquire about setting a definite date each month for sub meter payments to cover usages but I just keep getting told "we'll update you soon", "it's getting looked into" or no response at all.
As if that's not bad enough, I had a few requested with regards to maintenance issues... All had been raised with both sets of agents and I just continuously get told that, the landlord is out of the country or we're waiting to hear back.
One of the problems was the skirting boards were falling off of the wall.. These are approx. 12inch+ tall. I finally got a response after a few attempts to be told one of the maintenance guys would be out to me on Wednesday (today). I emailed them straight back advising I was working, wouldn't be home until 7pm and could they please rearrange. I had to reply, again. I came home from work tonight to find they'd let the maintenance person in to the house whilst I was not here. Am I right in thinking that this is illegal? I specifically asked them to rearrange. I have email proof.
I'm very, very meticulous about things and noticed they'd moved my (rather large) fridge freezer which (due to floorboards that are completely uneven - something raised prior) took my father a great deal of effort to place in just the right way, with a lot of heavy lifting, adjusting and the use of wooden blocks. This is incredibly noticeable to me.. I completely understand that most others would not have noticed.. But it now doesn't sit right and wobbles. I know, I know! It seems such a small detail to get antsy about - but it really got to me! If I'd have been here whilst the guy was fixing, I could have made sure it was done properly. I'd also like to add that I'm 5ft2 and a single mother to a 3 yr old!

Please can someone offer some advice - I feel as though I'm stuck between a rock and a hard place! I've already had a face to face meeting with the agents after giving them 1 week to adequately reply to my queries and all seemed fine.. However, I'm just continuously getting fobbed off again.

Thanks in advance for any help or guidance! (And sorry to waffle!)

Guest Avatar
James 10th March, 2016 @ 09:00

So that's the short version is it?! You ask, is this 'illegal' well technically, perhaps, but as 'The Landlord' states in post 543 above, Landlord and Tenant Law is no Sunday afternoon jaunt and certainly not something to be considering based on your description which appears to be mainly down to poor communication. Sorry to sound unsympathetic, but a fridge left a few inches out of alignment because of a fix to skirting boards that you requested, while being an annoyance is hardly the basis for a court case! But by all means ask your landlord to provide help in moving the fridge back to it's original position.

They will need to serve notice 24 hours prior to each viewing. Read the above posts and article, the answers are all there - you can refuse entry if you wish. How you act will be based on how awkward you want to be, but if many agent viewings or confrontations with your landlord are going to bother you, maybe it's time to find a better property and landlord.

Guest Avatar
Bambi89 10th March, 2016 @ 09:23

@James thanks for your input. Just to clarify, I'm most certainly not looking to raise a court case, simply asking for other outlooks and whether or not it was right for them to allow access to the property despite my asking for them to rearrange. Thanks though.

Guest Avatar
cheryl 18th April, 2016 @ 08:52

Hi iv been served a section 8 and give me 2 weeks notice but he chang the looks on the last day before I could get the rest off my staff I than not is that he have put it all up on Gumtree and sold it all ther was no court proceedings can he do this

Guest Avatar
James 18th April, 2016 @ 09:05

Cheryl - most Section 8 notice questions are detailed here:
He cannot 'forcefully' gain possession without a possession order from a court.

Guest Avatar
Bev mummy Laura 18th May, 2016 @ 18:34

Hi I'm seeking advice on my landlords behaviour and the fact she has refused repairs, faulty boiler won't turn on when pressed, eg won't start and 75% o time won't give hot water. I have two very young daughters so it is vital. This has been for two months. My landlord when contacted replied please not to contact her on small matters and as she is landlord with several business this was a small matter. She has given no receipts of money 550 deposit and has now text for a months rent we have withheld the rent on request of boiler and other repairs such as black sudden mold in bathroom and single pain windows that are not air tight. Her reply was now we have four week to move out and this was written notice, as she is now selling house it was a text message on mobile is that legal and can u help me please. Me and my partner do not receive housing benefit he is in full time work and we pay our way in life. She has today arrived I opened door as she said it was to inspection for damages, she arrived with partner and entered, on entering spoke high toned and aggressive were is her money and I replies when were the repairs getting done she said your havin a fucking laff, i then replied can you calm Down and stop shouting your scaring my children she then said I don't fucking give a shit as my two daughter and my brother and his partner was present in regards for my brother and partner also the landlords partner was all witness she then proceded with telling him to tak the blinds down off my front and top floor of house . An then left she was screaming I want you out by Friday enphasise screaming also she only text me with regards to message about she selling and we have four week we only received that Friday 3days ago. We are now unsure and feel threatened and also are fearful about our daughters future place of residence eg family home. Thanks and this has left me feeling intimidated and unsure of what is now to happen and our best plan of action please please please help thank u x

Guest Avatar
James 20th May, 2016 @ 07:22

Laura - Let's cut to the chase! If your landlord has acted in the way you describe there are several problems (for her). The principal problem for you seems to be that you have a landlord who is either an amateur, an idiot or both, and one who themselves may be acting unreasonably because of financial pressures.

That said take some responsibility yourself to find out your own rights so you know when to tell you landlord to do their job properly. If you take the trouble to read the posts above and this website more widely then then most of your questions are likely to be answered here.

Here are the basics you need to know:

Your landlord cannot just tell you to leave they must serve you written notice - either using a Section 21 or Section 8 notice.

If your landlord does not serve notice correctly the notice is void.

If your landlord has not placed your deposit in the DPS then the notice is void.

The notice period to terminate a tenancy is 2 months. This period starts from when the landlord issues correct notice - not the first notice date (if that notice was incorrect or the deposit wasn't in the DPS)

Your landlord must give you 24 hrs notice to enter your home - you can refuse entry if you wish.

Her selling the house has no bearing on your rights as a tenant.

Do not let her into your home again until she has calmed down and is acting and speaking reasonably and lawfully. There are plenty of posts in this forum alone that can tell you about the law and reasonableness.

If she tries to forcibly evict you (she won't if she has a brain) call the police.

Guest Avatar
Sarah Hunter 7th June, 2016 @ 23:53

Hi there. Some good advice here, but am looking for just a bit more!

My tenancy agreement stipulates access for "inspections" as long as they give me 24 hours notice. I've seen this clause in previous tenancies and it has never been even referenced during the tenancy. I now come to understand that the agent intends to absolutely use this as they have contacted me to "inspect" 1 month after I've moved in! This is my first time living in Manchester and I don't know if it's commonplace here.

After reading up, this is a new build property in perfect condition and my reading of the law indicates that a right of access to repair or investigate to repair has to be based in reality. It can't just be for the sake of it. They also want to take photo and video and they couch it as being, "there to protect me."

This to me is such an invasion of privacy and I've refused them access. Am I within my rights? Will they evict me??

Guest Avatar
Matt 8th June, 2016 @ 08:50

@Sarah Hunter - So long as they give you 24 hours notice and it's in your contract, it's probably lawful BUT if they intend on doing it every month it's excessive.

That's not a legal standpoint (necessarily, though it's a bit of a difficult argument) but a common sense one. Personally, I'd let them in the first month, and once they've finished poking around and seeing everything is fine, I'd ask them as to the number of inspections they intended.

If they said it was going to be every month I'd be having a firm talk and suggesting that they only come every quarter or half year, reducing over time as they saw that the property was in a reasonable condition.

I wouldn't like allowing agents (ugh) into my home either, but if you can put up with them once and they see everything is fine, it might be beneficial.

Like I say, I wouldn't like it either, but if they think you're being difficult they might recommend to the landlord that you get given your notice.

If you have told them that they can't come in, they shouldn't - if they do they MIGHT be committing trespass, but a judge would have to take a stance on that after looking at the contract and specific circumstances. And that's probably not a fuss you want to bother with?

Guest Avatar
Will 8th June, 2016 @ 12:34

Hi Sarah,

Have to say I disagree with Matt there. Sounds like they're very much overstepping their bounds. I get that Landlords and Agents love to poke around and document things, but whether that jives with the law is another matter entirely.

From my experience, you have to be pretty horrible with rent arrears or being a real nuisance to your neighbours to ever be evicted. And yes, any clause that grants them automatic access by giving notice to you wouldn't stand up in court.

However I agree with Matt on one principle, that being if you let them in once and they see all is well, that would go a long way to showing you were cooperative and that there's nothing for them to worry about. Definitely wouldn't let them take photos/video though!

Guest Avatar
James 8th June, 2016 @ 13:15


If you have told the agent (or anyone) that they may not enter your home, it is not that they 'might' be trespassing - by definition they WILL be trespassing. Note however, that trespass is a civil not criminal offence so how useful/relevant this fact is for a single violation is questionable.

Since you've only been in the property for a short time it is likely you are within your fixed term (6 months or 1 year?) and this means that the only way an agent/landlord can seek possession is through a Section 8 notice. As Will suggests, you would need to be in serious arrears or a real problem tennant for a court to grant a possession order to your Landlord - once outside your fixed term though your tenancy can be ended for no reason using a Section 21.

Ultimately I would say an inspection after a month is an annoyance rather than abusive and as Matt and Will suggest - for the sake of good will and cooperation it would likely be better for all concerned if you don't deny access just because you can. That said, I would point blank refuse permission for them to photograph or video where you live. Not only do they have no right to do this but had they wished to photographically document the property, they should have completed this prior to you moving in and will also be able to do the same once you have moved out. It is the condition of the property, not how you wish to live in it (within reason!) that is relevant. Do not allow them to persuade you otherwise.

Guest Avatar
joe 30th June, 2016 @ 06:29

I am a great tenant I pay on time I keep the place clean and in good condition and I allow any reasonable access . However my landlord ( which is a company) justs lets itself in without my permission as it likes. They send me ( and the other tenant in the development) a letter saying something like "we need ongoing access over the next three weeks" then they just let themselves and their contractors in whenever they want to. I have asked for 24hrs notice and they say yes of course but then they just carry on. Yesterday I came home and the front room was open with rain pouring in the wide open windows and my things were on the floor -they had been in again. I don't want to be a problem but can I change the door locks? I would still let them in but I could chose to be there also.

Guest Avatar
James 30th June, 2016 @ 09:19

Firstly remember it is your home not theirs! That is a starting point. Secondly they are failing in their obligation to provide you correct notice. They have ignored your request (hopefully you made this in writing?) to do so. Based on your reasons I would say you could justifiably change the locks, but to make your case more strongly I would write to the landlord again stating their requirement to provide correct notice and listing the occasions when they have not done so.

If following that letter they continue to ignore their obligation then for sure consider changing the locks. Note however, it will likely cause significant ill feeling and you will have to return the door and locks to it's original condition when you depart. Changing the locks is really a last resort but justifiable if it would be viewed by others as a 'reasonable' course of action.

Guest Avatar
Chris 25th July, 2016 @ 13:57

Hi, I have been in my flat for three months and the agency wants to do an inspection, this is fine by me but if they see something they don't like whatever I may be, can they kick me out. Thanks.

Guest Avatar
Matt 25th July, 2016 @ 15:13

Hi Chris,

No, they can't. If the landlord wants you out they need to follow proper procedures. And if you have a fixed-term tenancy they likely can't ask you to leave before that's over.

It's not in their interests to do that anyway, as finding tenants can take time. And if you've just moved in, they're unlikely to want to do it all over again.

You probably shouldn't worry - they'll likely step inside for less than a minute, if they bother to come at all! Vast majority of agents in properties I've lived in have been incredibly lazy. If they did actually turn up, they stepped into the hallway, peeked into each room and left.

Just clean and tidy before they come. Think you're overthinking it a bit :)


Guest Avatar
Marianne 16th August, 2016 @ 13:56

Hi, I've had tenants in my house for 9 months now. My neighbour informed me that there were issues with the property, I alerted my estate agents who spoke to the tenants. I have since found out that they have been sub-letting and have lied about a number of issues, the estate agents seem to be making this process even harder by refusing to send reports of property visits (this is a well established national company), stating that the property is in excellent condition but I have proof otherwise and not getting back to me during all these problems. I have even had issues talking about getting them evicted (they have now been issued with paperwork on eviction). I no longer trust the estate agents or my tenants I was hoping to view the property before they leave. I will be sending a letter giving them at least 48 hours notice, where do I stand from a legal point of view?

I am hoping that there is no damage inside the property and that the agents were telling the truth, but based on the credible information I've had and also viewing the property myself once only from the outside, I am a little worried. I don't want to walk into my property after they have left and find lots of problems that their deposit won't cover and then that I can't find them.

I have to say I'm not an annoying landlord, I don't live close to my property and was happy enough until I was contacted about issues. Things seem to have spiralled, including my neighbour telling me about issues with the tenant and finding out that the person she was speaking to isn't on any contract but has been living there since day 1! I hoped the agents would deal with the issues but that hasn't happened. I have hardly contacted the tenants, leaving it all to the agents but I the eviction will have stirred up problems for the limited relationship I have with the tenants.

Guest Avatar
Valiree 15th October, 2016 @ 23:22

The landlord showed up today no notice he entered my property because he said my tv was too loud. This was 11 am on Saturday. He then told me my children's father could not be there to visit the children. I'm on a month to month lease and now has given me a 30 day move out notice. Is this legal? What can I do

Guest Avatar
Matt 16th October, 2016 @ 09:43

Valiree - he has no right to enter, say who can and can't be in the house or give 30 days notice.

You have a legal right to a minimum of 2 months notice.

You also have the right to quiet enjoyment of your rented property and a landlord may not just enter with no notice like you describe. This may be harassment.

Do you live at a different address to the landlord ie you have different postal addresses?

Suggest you call Shelter today (be prepared to wait for a while on hold) and ask for advice on next steps.

Guest Avatar
Vicky 18th October, 2016 @ 11:24

My son has been renting for 18 months, he recently complained about the mattress after which an argument started about his dog (which the landlord gave permission for even though there is no clause in the contract about pets) now the landlord has demanded that he get rid of his dog (which he got as a companion as he has Autism) but my son said he can't just dump her in the street and he wants to keep her anyway, the landlord has issued a section 21 even though the contract has a fixed term for another 8 months! The landlord asked to enter to fit new windows because he believes he can get more money for the flat when/if he manages to illegally evicts my son but my son said no because it wasn't essential work. When he got home the other day after a few days away, the landlord had been in the flat with workmen replaced the windows and moved my sons belongings some of which were left dumped on his bed and were expensive camera equipment etc. Now my son feels unsafe in the flat as he doesn't know who is going to have been there when he gets in from work, if they will have let the dog out and if any of his things will have been interfered with. I am wondering if he should just change the locks, he feels totally violated and the landlord has no respect at all, he'll just do what he wants. Thanks for any help you can give! :-)

Guest Avatar
Namratha 19th October, 2016 @ 14:38

I intend to leave mid tenancy in Jan 2017 and informed my landlady when she asked me to sign a new one year contract. this effectively put me in a periodic tenancy and she asked me to find another person for the room. having done that, the new person and she made an arrangement to view without feeling the need to notify me. Aren't I entitled to a 24 hour notice at least to let me know that she's planning on showing people the room and I'm not around? I got to know this is happening only because I asked the prospective applicant what they were planning to do. Did she do this because I refused to sign a new contract? what can I do about it? thanks in advance, I just feel so annoyed and faintly violated because I'm not there as its happening.

Guest Avatar
Kelly 17th November, 2016 @ 07:39

Hi this is a long story cut short any information and help will be muchly appreciated......
right myself and my fiance moved from our rented house to his nans house which she said we could rent for £400 and then go on to buy for £140000 the house is worth a bit more but needed a lot of updates and refurbishment,
this happened because my partners mother literally forced us out our house she clearly had some sort of plan/sceme in her head to get us to do all the work because she knew her mother in law was ill and would pass away so she made lots of comments what we could and couldn't do to the house bla bla....sadly his nan passed away and as soon as the house got inherited by his mom and step dad, they put the house up to £150000 and said you can rent it until you can buy you have a year.
we couldn't get the mortgage in the mean time cut a long story short a lot of family issues went on (they are both very nasty cold hearted and manipulating people) there's no reasoning or even normal talking you can't get a word in edge ways...anyway without going into all that...they said they were going to get the house valued and put the rent up,
nothing was ever agreeed and the house hadn't been valued.
bearing in mind the house would of been worth approx £160000/170000 when we moved and after all the work we've done (as we thought we would be able to buy) it's most likely pushing £225000 now.also they said if you ever move out we will give you some money for doing the house so you can put a deposit down on something else.
Now they are beeing utterly ridiculous and just plain vile they ignore us and their grandchildren I'm guessing they just want the money out the house their not giving any money back for the work and just want us out,we have 3 children and have spent thousands on the house aswel as wasted time.although looking back very silly as we should have sorted mortgage first but their not waiting any longer and want the inheritance money which is fair enough but why get us in that house in the first place? Just because they knew the work would get done for free and they could sell the house for a lot more money, and just use us for free labour the house is done up to exceptional standard.
anyway there is no tenancy agreement and they just served us a notice of section 48. Just wondered if anyone had any advice on where we stand legally in this mess? Thank you for reading there's s lot cut out due to it already being long winded but I think I got everything in there thats a main point

Guest Avatar
James 17th November, 2016 @ 08:22

Indeed a bit of a mess! I suspect that the lack of tenancy agreement is likely to be of little significant consequence. You are tenants and your partner's mother is landlord (as the Section 48 notice now confirms) You have the same rights as any other tenant and in terms of the tenancy, everything else you describe regarding inheritance or intention to buy or works you have undertaken at the property etc etc. is of little/no relevance.
In terms of legal standing and based on what you've described; you are both tenants plain and simple.
If you have increased the value of the property out of your own pocket and you think your partners parents won't repay you what you've expended then I suspect you are going to need to go to court. The success of your case is likely to depend on what records you've kept over the time you undertook the work. Because you never held the title of the property I strongly suspect that even if you can successfully prove a claim I think your compensation would be limited to the time/money spent which I'm guessing is likely to be significantly less than the rise in capital value of the property.
You probably need some proper legal advice - the above is largely my gut feel!

Guest Avatar
Kelly 17th November, 2016 @ 10:28

Thank you for taking the time to get back to me we've just received a section 8 and 21 today through the post, which was predictable.
I will go to a solicitor and ask their advice

Guest Avatar
James 17th November, 2016 @ 10:36

A Section 8 AND a Section 21 - How lucky are you! What are the grounds for the Section 8? Have you ever paid a deposit? It may now be to your advantage if you have!

Guest Avatar
Kelly 18th November, 2016 @ 07:08

Sorry got that wrong it's just a section 21 but we have never paid a deposit or have we got a tenancy agreement

Guest Avatar
Andrew Sarchus 16th February, 2017 @ 15:32

In my opinion and to make things fairer for Landlords there should be a national bad tenants register that all landlords can access to gain the information required to make an informed decision whether to rent or not. Debate

Guest Avatar
Matt 16th February, 2017 @ 18:26

@Andrew - Ha. How about a bad landlord register?

There isn't a 'bad tenants register' for many reasons, the main probably being subjectivity, relationship breakdowns where neither party is 'in the wrong' legally but still hate each others' guts, data protection laws, potential libel cases... I could go on.

Also, credit checks, background checks, etc, already exist. Pay attention and vet thoroughly and you'll minimise your problem(s).

Guest Avatar
Stephen 28th June, 2017 @ 07:56

My landlady comes in shouting her head of and demands money from us she allows her brother in law to use our back yard for scrapping. she also sells dogs from my house they wanted me to claim housing benefit but i choose to work. i am still paying the rent for the house but we had to move away because of being bullied and they are in our house at this minuet

Guest Avatar
Camilla 23rd August, 2017 @ 14:39

I'm renting a property I have signed an agreement with the agencies. I was told the agency has to have a key from the property.
I text the agencies and let them know that the roof is damaged and it needs some repairs they keep sending people to have a look and nothing has been done.
A couple days a go I text them again let them know that im not paying the rent if they don't take action.
Yesterday around 2pm I received a text message telling me that the roofer is coming to do the repair. I text them back telling not to come which they didn't they come with a wrong key and locked the house. Are the agencies entitle to send someone to your property with a key and give you a short notice.

Guest Avatar
Lee N 22nd August, 2019 @ 06:11

Hi I'm a landlord my tenant has failed to pay her again & is 6 weeks behind, the tenant is now refusing to answer my calls or texts message I now want to inspect the property can I legally enter the property if I give her 24hrs notice?

Guest Avatar
Maureen Hamilton 22nd November, 2019 @ 22:10

Just recently when I was out my landlord entered my address without my permission and set about my son.Police are involved but they deny this and said it was an annual inspection to the police which I have already had.We have been served papers to leave the property but have had no luck finding a new address.Landlord is just doing what he wants and being intimidating to get us to leave.Just about a month ago landlord came in without permission and threatened to cut my partners throat in front of my 12 year old daughter and he got away with that.Now we are afraid to go back to our property as he said that all our stuff would be emptied onto the street.Its only been submitted to the first tier of a tribunal and its got to this.Is there anything we can do.Police are involved and nothing is being done.Phoned council and they said they cant do anything.Must be something I can do.The landlord owns the pub we live above and its leaving us powerless and afraid of being even more intimidated of going in our house.Been living with relative the now but have to go back home with our 2 daughters and son.Son is already been set up and we wonder who's next.

Guest Avatar
Rebecca 23rd November, 2019 @ 06:07

Maureen, I'm sorry this has happened. The police and council should be helping you. If they aren't, you need to contact a solicitor straight away, they will help you to stop this. Find a specialist in this area that are local to you as they will be able to work with the police. Make sure you have all of the evidence that the inspection had already taken place, and any other evidence you can find. The court will not be in your landlords side, I can guarantee that. You can sue the landlord for harassment and your solicitor can help you with this. Also contact Shelter, they will be able to advise you of your rights and possibly help you to find a safe place to stay. I hope you are able to resolve this.

Guest Avatar
Chris Bone 14th January, 2020 @ 19:49

Hi, My tenant has not paid rent for 3 months and refuses to communicate in any way. My flat is in the UK and I am in New Zealand. A friend has agreed to inspect my flat. I have sent an inspection notice by email and letter. She has also been served her notice to leave by 15/01/2020. If there is no reply at the door can my friend enter to inspect anyway, on the assumption she will have left as required by her notice?
Thanks :)

Guest Avatar
Jojo Kirk 1st February, 2020 @ 15:43

Moved in to my dream
Place sep 2019, asked landlady for some repairs , guttering, damp
In kitchen , I wanted to decorate to make it home , reply was on 29 jan
You will be given notice , all bill remain in her name and as the annex joins the house the providers say it’s data protection and they need her
Permission, any way 1/2/20 I get my notice , no work has been carried out and because it’s rural
The place is over run with rats , she is rude, screams abuse at me and threatens me with the police ? Have spoken to members of her family
But they say she’s ill, but I’m
Still entitled to live in peace and have the place maintained surely!? I’ve emailed the local
Council, if they send a private landlords team out and agree with me
That she’s evicting me because I’ve asked for maintenance to be done they can invalidate the sec 21 notice ,
I’m at my wits end , is there anything else I should be doing ???!

Guest Avatar
rich 4th May, 2020 @ 08:17

Hi my landland let themselves in what can i do

Guest Avatar
Kimberley 22nd August, 2020 @ 22:48

hi i need some Advice please can my landlord send a worker round to do repairs with out any notice ,the man let himself in when I wasn't in the property and me and partner came home to find him standing in the hallway entrance he then got aggressive when I asked him what he was doing there,he swore at me when I asked him to move his tools so I could get my baby inside as he was blocking the way in and my partner told him to leave as he was being rude to me ,he then followed by partner to his car carrying a bit of wood and threatened him with it. I spoke to my landlord but he said he heard a different story from his worker and refused to do anything about it .

Guest Avatar
Jolene 23rd August, 2020 @ 03:01


It's a serious criminal offence on the part of the worker and as such a matter for the police and not the landlord. From your description, charges of assault (as separate from battery or actual bodily harm), and threat to kill (doesn't have to be verbal, in fact non-verbal is more serious).
As well as that there's also the offence of trespass, although that is more controversial as maybe the worker was led to believe by the landlord that you granted access.

And then there's the breach of law and of your tenancy agreement by the landlord, as above described (breach of quiet enjoyment and breach of exclusive access).

Guest Avatar
Kim 24th August, 2020 @ 07:12


We moved in our house 4 weeks ago. After 3 days of moving in, we went on a holiday for 2 weeks. On the way back someone from the neighbours called to let us know that 2 people entered to our house. (We haven't served any written notice,which he supposed to do, it is in our contract) We have a CCTV in our living room, so everything was recorded. Turned out our agency did not know about this, the landlord just let 2 people to our house he was not present. We found out that he wants to remortgage the house so the man was a surveyor and he was taking pictures about every single room with our belongings, we could see they were even opened our build in cupboard in our room. Agency is denying their responsibility, but to be honest we have not even met the landlord nor to know his full name or adress. Please anyone some useful advice?

Guest Avatar
Tom 24th August, 2020 @ 07:27

Inform the information commissioners office.
Write to the agency that you want the adress of the landlord.
Inform the police that 2 persons was breaking into your house.
The landlord has to tell you which company was in your house.
Write to the surveyor that he has to delete all photos and pay a fee to you of 50k.
Inform the ICO about the surveyor making pictures without your consent.

Guest Avatar
Gwen Ward 13th June, 2021 @ 19:38

Hi. I need advice regarding forced entry to a hsing assoc converted flat property. There is one tenant and 1 leaseholder within the bldg. We were notified of a lock change for access purposes on a certain date. We notified the H.A we would be at work on the date they specified and gave them the following day , literally 1 day after they had notified, but they came on the day notified and forced entry to the communal door, changed a Yale lock and completely smashed out the 5 lever mortice lock. The door was so badly damaged that they now have to replace it, in the mean time our insurance is null and void as the 5 lever lock is missing until they replace it. They also left our keys at the next door neighbours key safe that they installed the same day and gave us the code to access the keys which also had our neighbours keys in it. I really would like to know if this is legal. We also put 2 phone calls and 2 emails to directly to office to accommadate them which was totally ignored

Guest Avatar
Ellie 26th June, 2021 @ 23:59

Hi there. I'd like a little advice please. I've lived in a property for just over 12 years and I was asked to leave with a section 21. I only have 4 weeks left. During the last 2 months my landlord and agent had visited at different times and mentioned that I should do a little maintenence before I leave, I.e Gardens, clean floors etc. I agreed and as the property needed decorating due to raising children and dirty paintwork etc, I offered to repaint and hand it back as a blank slate. With my employment it has taken some time and is almost finished but I'm constantly being harassed that the landlord wants to visit several times before I leave to check the maintenence has been done. I produced photographs via email of current maintenence work I have done because I've had to reschedule visits due to my employment as I work in a frontline job role but now I'm being told that the landlord can gain access WITHOUT my permission with 24 hours notice to see it in person?.
Keep in mind, the visits are only to check and inspect I'm actually cleaning and sprucing up the place. I've explained I have no help and I'm trying to pack as well as maintain alongside work, but, the constant worry and anxiety is too much.
Which way do I turn here? Can the landlord actually enter without me being here for a non emergency?
Can't they wait until I'm gone?
With my personal items on show due to packing, and the threats of entry during the last couple of weeks, I'm really starting to lose the plot!.

Guest Avatar
Jamie 31st August, 2021 @ 17:00

My kitchen light has been broken for around a month. Informed the landlord. She had an electrician contact me. We messaged a few times to arrange a day for him to have a look. Then he stopped replying and didn’t answer the phone.
4 weeks later our landlord says her and another electrician will be over sometime next week to take a look and repair it. I explained that I am on holiday so I don’t give them permission whilst I am not here.
I know they need to give 24hrs notice and I’m not denying access whilst I am available. But to come round and let themselves in when I’m not even in the country? Is that allowed?

*my tenancy states 24hrs notice

Guest Avatar
Temi 27th September, 2021 @ 08:02

Thank you all for the good work you’re doing on this platform. I rented my studio apartment on May 27,2021. My main door handle ripped off on 1st June, I think. But because of my travelling prep and the fact that I could still open the door with another handle, I didn’t report it until I got back from my travel.( I travelled on June 6 for 2 weeks out of the country). When I got back, my bathroom drain wasn’t going through anymore, so I informed my agent about the door and the drain which was repaired sometimes around July. August ending, I got a mail from my landlord that I was owing a rent arrear of £90 and that it’s the repair charge. I there and then challenged the invoice and explained the situation to them. They (my landlord) wouldn’t reply my mails but they keep sending me mails that I need to pay that money and the recent mail I got was telling me that they could take a legal action against me if I don’t pay and they can make it impact on my credit score as well.
I understand that maintenance is the landlord’s duty and I explained in my mail that after the drain was cleaned, there was no sign of hair or anything showing my negligence which made the drain clog, as well as the fact that I don’t think the door handle was in a good condition when I moved in because it was just few days after I moved in that it ripped off.
Kindly advise as I don’t know what to do.

















Your personal information will *never* be sold or shared to a 3rd party. By submitting your details, you agree to our Privacy Policy.

I want more info on...