Regular inspections – or maintenance visits, as I prefer to call them – are a key part of a landlord’s legal and practical responsibilities. Not only do they help keep your property in good repair and spot issues early, they also demonstrate compliance with your obligations under housing law.
Even if you use a letting agent, it’s wise to attend at least one inspection yourself each year. Remember, as landlord, you are ultimately responsible for ensuring the property is fit for habitation and free of hazards – under the Landlord and Tenant Act 1985, the Homes (Fitness for Human Habitation) Act 2018, and the HHSRS (Housing Health and Safety Rating System).
Here’s how to approach inspections professionally, within the law.
Why Inspect?
- Inspections are your chance to:
- Identify repairs before they worsen.
- Encourage tenants to raise minor problems they may not report otherwise.
- Check for damp, mould, poor ventilation and other hazards.
- Spot tenancy breaches (smoking, unauthorised occupants, subletting).
- Advise tenants on issues like condensation, garden upkeep and rubbish storage.
- Demonstrate compliance with your repairing obligations under Section 11 of the Landlord and Tenant Act 1985 and management duties under the HMO Regulations (if applicable).
Without regular visits, you risk claims of disrepair, damage to your asset, or even fines for failing to maintain a safe home.
How Often?
For single lets, we recommend inspections every six months – once in summer, once in winter – rather than the standard 12 months suggested by some agents. This helps catch seasonal problems early and satisfies many insurance conditions requiring periodic checks.
For HMOs, inspections should be more frequent, as landlords and managers have statutory duties under the Management of Houses in Multiple Occupation (England) Regulations 2006. Quarterly checks are common for professional tenants, with more frequent visits if tenants are vulnerable or common areas are poorly maintained.
Giving Notice and Gaining Entry
Tenants have the right to quiet enjoyment of their home. You can only enter:
- With at least 24 hours’ written notice, and
- At a reasonable time of day, and
- With the tenant’s permission.
These rights are enshrined in case law (Southwark LBC v Mills [1999]) and in Section 11 of the 1985 Act, which grants you the right to enter for inspection/repair – but only with notice and consent.
In emergencies (such as suspected gas or water leaks), you can enter without notice, but you must be able to justify it.
What to Check
Bring a copy of the check-in inventory and a camera. Check:
- Damp & mould: Look in kitchens, bathrooms, bedrooms. Refer to the government’s 2023 guidance on damp and mould risks.
- External areas: Gutters, drains, roofs, fences and gardens — your responsibility under Section 11 and/or the HMO Management Regs.
- Plumbing & electrics: Test alarms, taps, heating, hot water (should store at 60°C to reduce Legionella risk). Boilers should have an annual service under Gas Safety (Installation & Use) Regulations 1998.
- Cleanliness & condition: Compare against inventory. Look for damage, unauthorised pets, or overcrowding.
- Pests & refuse: Check bins, cellars, and signs of vermin.
Keep detailed written records and photos, and share a written summary with the tenant afterwards.
If Tenants Refuse Access
Tenants cannot unreasonably deny access where it’s properly requested for inspection or repairs. Doing so may breach their contract and Section 11 duties. However, you cannot force entry unless it’s an emergency.
If they refuse:
- Write formally, quoting Section 11 and the relevant tenancy clause.
- Offer alternative dates and stress the purpose is maintenance.
- Record their refusal in case of later disputes.
- If needed, you may serve notice (e.g. Section 21 or Section 8, Ground 12) to regain possession for breach of contract.
Working with Letting Agents
If you use an agent, be clear on:
- How often inspections will happen.
- What they’ll check (and against the inventory).
- How they’ll report back (photos, written report).
You can still request to attend an inspection yourself, and I recommend doing so once a year. If your contract with the agent only covers one visit per year, ask about adding a second for peace of mind.
Inspections are not just good practice – they help fulfil your statutory duties, protect your investment, and keep your tenants safe and informed.
Keep them collaborative and professional, document everything, and always follow the legal process when arranging access. Whether you manage your property yourself or through an agent, make sure inspections are regular, thorough, and legally compliant.
