Property inspections for landlords

Why it matters

Since Awaab's Law and the tightening of hazard duties, being able to show when you visited, what you found and what you did about it is central to defending disrepair and enforcement claims.

Legal requirements

• Give at least 24 hours' written notice and visit at a reasonable time of day.
• Respect the tenant's right to quiet enjoyment — you cannot enter without consent even with notice.
• Act on category 1 hazards under the HHSRS without delay.
• Licence conditions for HMOs and selective licensing often mandate a minimum inspection frequency.

Common mistakes

• Turning up with a key and no consent.
• Inspecting but keeping no written record or photographs.
• Recording issues and never converting them into tracked, dated actions.
• Inspecting only when there is already a complaint.

Practical guidance

• Use a consistent room-by-room template so reports are comparable over time.
• Photograph damp-prone areas, alarms, and any appliance you are responsible for.
• Raise a dated follow-up action for every issue and record when it is closed.
• Send the tenant a short summary after each visit — it builds trust and evidences the process.