We are often asked how often it is right to inspect a property. The answer is: it depends. But personally, I hate the word inspect as you are visiting someone’s home that pays you rent to live there.

Under the Landlord and Tenant Act 1985, owners have the right to go into a property to detect and resolve issues early, helping to keep homes safe and habitable. For residents, these visits ensure owners are more likely to meet their  legal obligations for repairs and maintenance.

However, these visits must balance this need with residents’ rights to privacy and quiet enjoyment – both protected under tenancy agreements and housing law. The rules are:

1. Owners must provide residents with at least 24 hours’ written notice before entering the property
2. These visits must take place at a reasonable time.
3. If the notice period falls short or is deemed unreasonable, residents have the right to deny access due to their legal right to privacy.

While the 24-hour notice rule is clear-cut (as it should be included in the tenancy agreement), the question of ‘reasonable’ timing is not, leading to disputes that I have seen escalate into legal challenges. If your resident feels their right to quiet enjoyment is being violated, they may push back. And let’s be honest, it’s not always easy for a resident to know where to draw the line – especially when the looming (but not yet banned) no-fault eviction rule still creates uncertainty. Despite good intentions, owners who ignore these boundaries risk claims of harassment or breaches of tenancy agreements. That’s why striking the right balance between inspection frequency and a resident’s right to privacy is so important.

How often should inspections happen?

There’s no legal requirement dictating how often owners should inspect their properties. We would recommend every six months or annually. Some sources suggest three-monthly checks, but others warn that inspections at this frequency could be considered harassment.

A common approach is for owners to conduct an initial inspection within the first three months of a new tenancy. This helps assess the property’s condition early on and allows residents to flag any concerns before they escalate into costly issues.

That said, some properties may require more frequent inspections. Older buildings or homes with a history of maintenance problems may need closer monitoring. If this is the case, owners should clearly outline the expectations in the tenancy agreement.

Clear communication builds trust and ensures inspections are conducted fairly and professionally.

What should you be looking for?

The obvious thing is the number of people living at the property as the last thing you want as an owner is to end up with an HMO!

Legislation has changed over the last few years which means there is more emphasis on how the property scores against the 29 hazards of HHSRS which has been in place sine 2004. Now that local authorities have more powers to enter a
property you need to make sure that any report you produce protects you from fines.

That is why we developed a safety compliance visit checklist so that any visit to the property is documented in such a way that it gives you protection and your resident confidence that any issues are highlighted and dealt with.

Using inspections to report disrepair

For residents, property inspections provide an opportunity to highlight disrepair before it worsens. Problems like damp, mould, structural damage, or malfunctioning heating and plumbing systems can significantly impact quality of life. Regular inspections allow owners to identify emerging issues and take proactive action.

With Awabb’s Law now reinforcing the need for urgent action on mould and damp, owners must be particularly vigilant. This law, introduced in response to the tragic death of two-year-old Awabb Ishak due to prolonged exposure to mould, places a stronger legal obligation on owners to address these issues promptly. Mould is more than just an unsightly nuisance—it is a serious health hazard, particularly for young children and vulnerable residents. Inspections are now even more crucial in ensuring properties remain safe and free from dangerous conditions. That is why we have developed a Mould Cause Assessment Report which highlights:

• the scale of the problem
• whether all reasonable ventilation and extraction is in place
• whether there are any faults within the building which may cause the issue
• the degree to which resident lifestyle may be part of the problem – obviously we also refer your resident to our Condensation and Mould page, so they can follow the advice.
• where appropriate we will also arrange an external damp survey, if one has not been done

The benefit of flagging these issues – whether during an agreed inspection or separately – is that once a repair need is identified, owners have a legal obligation to address it within a reasonable timeframe. If they fail to act, the disrepair could lead to further property damage, increased repair costs, and, if it severely impacts a resident’s living conditions, a potential housing disrepair claim.

What can residents do about unfair inspections?

If residents feel their rights are being infringed – whether through excessive inspections or a lack of action on necessary repairs – there are steps they can take.

Keeping a written record of all communication with the owner is essential. This provides clear evidence of agreed notices, inspection timings, and any breaches of agreement. If an owner conducts frequent, unannounced visits or fails to provide proper notice, residents can file a formal complaint using the owner’s internal procedures.

If the issue remains unresolved, residents can seek advice from organisations like Shelter or Citizens Advice. In cases of persistent disrepair or serious privacy violations, legal experts can provide guidance on further action.

At the end of the day, regular property inspections are a vital part of rental property management, but they should never come at the cost of a resident’s right to privacy and security. A well-balanced approach, built on communication and mutual respect, is the key to keeping homes safe while maintaining trust between owners and residents.

If you are unsure about the appropriate timing for a visit to your resident’s home or have concerns about mould issues. Book a 10 minute call with Maxine here.