A landlord in Scotland can’t enter a rented home whenever they choose, even though they own the property and may still hold a key. You do have a legal right of entry for specific reasons, such as inspections and repairs, but it comes with rules on notice, and your tenant’s agreement still matters.
For a private residential tenancy, you must give at least 48 hours’ notice. Your tenant must then give reasonable access for those purposes, but notice on its own doesn’t allow you to let yourself in. If they refuse, there’s a formal route through the tribunal, and a spare key isn’t part of it.
When does a tenant have to give access?
Under a private residential tenancy, your tenant must allow reasonable access when you need to:
- inspect the condition of the property;
- check whether repairs are needed;
- carry out work you’re required or entitled to do;
- send in a contractor or adviser to do that work;
- have the property valued.
Tell your tenant why you need access, who will attend and when. They can choose to be there or agree to entry while they’re out.
| Reason for entering | Normal position |
|---|---|
| Property inspection | Your tenant must give reasonable access after the correct notice. |
| Checking or carrying out repairs | Your tenant must give reasonable access after the correct notice. |
| Property valuation | Your tenant must give reasonable access after the correct notice. |
| Genuine emergency | Immediate access may be justified where waiting would create an immediate risk. |
| Viewing for a new tenant or buyer | This needs your tenant’s agreement. It isn’t one of the statutory repair and inspection purposes. |
| Routine visit without a clear reason | Your tenant doesn’t have to agree. |
The Scottish Government’s guidance on getting access as a landlord sets out the basics.
How much notice must a landlord give in Scotland?
At least 48 hours for a private residential tenancy, the type used for most private lets that started on or after 1 December 2017. For an older assured or short assured tenancy, the minimum is 24 hours. Put the notice in writing and keep a copy.
Meeting the minimum doesn’t make every date reasonable. A message on Monday for a Wednesday inspection may meet the 48-hour rule, but your tenant could have work, caring responsibilities, health needs or another good reason why that slot doesn’t suit. Offering another date usually settles it before it becomes a dispute.
Notice and permission are two different things
Plenty of landlords get caught out here. Sending 48 hours’ notice and hearing nothing back isn’t consent. If your tenant refuses, or simply hasn’t confirmed, don’t use your own keys unless it’s a genuine emergency or you have lawful authority to enter.
Letting agents are held to the same standard. Under the Letting Agent Code of Practice, if a tenant refuses access, neither the agent, the landlord nor a contractor can enter using retained keys without a warrant.
A clear access request covers:
- the reason for the visit;
- the proposed date and a reasonable arrival window;
- who will be attending;
- whether your tenant needs to be there;
- roughly how long it will take;
- a request to confirm, or to suggest another time.
Keep the request and your tenant’s reply in writing. If access is ever disputed, that record is your evidence.
What counts as an emergency?
An emergency is a situation where waiting could put people at immediate risk or cause serious damage to the property or a neighbour’s home. An active leak into the flat below is the classic example, and an immediate fire risk is another.
A routine inspection, a gas safety check, a minor repair or a free slot in a contractor’s diary doesn’t count. Even when something is urgent, try to reach your tenant, explain what’s happening and record why you went in. Call the emergency services if the situation needs them.
What if your tenant refuses access?
One refusal doesn’t necessarily mean your tenant is being unreasonable. Start by asking whether the time, notice and explanation you gave were fair. Then:
- Contact your tenant and find out why they refused.
- Explain clearly why the visit is needed.
- Offer other reasonable dates and time windows.
- Confirm who will attend and that your tenant can be there.
- Keep copies of every request, reply and missed appointment.
- If that doesn’t resolve it, use the formal right-of-entry process.
For inspections and work connected with the Repairing Standard, you can apply to the First-tier Tribunal (Housing and Property Chamber) for help exercising your right of entry. Applications are free, and you’ll need copies of your access request and any replies. The Chamber can help you agree a date or fix one, and a tribunal member can attend at that time to confirm whether access was given. The Housing and Property Chamber’s right-of-entry guidance explains the process and the evidence needed.
Changing the locks, forcing entry or using a spare key after a refusal are never acceptable shortcuts.
Do tenants have to allow viewings?
Viewings for new tenants or buyers need your tenant’s agreement. The access duties for repairs, inspections and valuations don’t give a general right to show people round.
Your tenancy agreement may include terms on viewings, especially towards the end of a tenancy. Even then, agree each appointment, keep the time windows short and avoid unannounced groups. It’s still your tenant’s home until they move out, and they shouldn’t be expected to keep it looking like a show flat.
Access in a Glasgow tenement often involves more than one party
In a tenement or managed block, one repair can involve your tenant, you, a contractor and the property factor. Water coming into a flat may start at the roof, a downpipe, a neighbour’s flat or another common part of the building.
The factor’s involvement doesn’t remove the need to arrange lawful access to your tenant’s home. Someone still has to confirm who’s attending, find a time that works and keep your tenant informed. That matters most with damp and water ingress, where the clock is already running, as our guide to Scotland’s damp and mould repair deadlines explains.
Why access runs more smoothly with a letting agent
If you manage a tenanted flat yourself, access is often where things stall. Messages go unanswered, a contractor turns up to a locked door, and a small repair sits for weeks while you try to find a time that suits everyone. Doing it properly means written notice, a record of every reply and, occasionally, a tribunal application, all fitted around your own work and family.
We handle that side for our landlords. We give the correct notice, agree times with tenants, coordinate contractors and factors, attend where needed and keep a written record of every step. Tenants get a clear, respectful process, and inspections and repairs get done.
You don’t need to wait for the tenancy to end to hand it over. See how our landlord services take over an existing tenancy.
Frequently asked questions
How much notice must a landlord give to enter a property in Scotland?
At least 48 hours for a private residential tenancy, and 24 hours for an assured or short assured tenancy, except in a genuine emergency.
Can a landlord enter if the tenant doesn’t reply?
No. Silence isn’t consent. Follow up, offer another time, and use the tribunal’s right-of-entry process if you still can’t agree access.
Can a landlord enter without notice in an emergency?
Yes, where waiting would create an immediate risk to people or serious damage, such as an active leak into the flat below. Keep a record of why you went in.
Does a tenant have to allow viewings?
Viewings need your tenant’s agreement. They aren’t covered by the statutory access purposes for repairs, inspections and valuations.
This article reflects the general position in Scotland in October 2026 and isn’t legal advice. Individual tenancy terms and circumstances may affect the right next step.
Managing a tenancy yourself?
Our Already Tenanted package takes over your existing tenancy without disturbing your tenant, for 6% including VAT. You stay informed while we handle the repairs, certificates and paperwork.