‘Quiet enjoyment’
All tenants are entitled to ‘Quiet Enjoyment’ of their home. This means you should be able to live in your property in peace, comfort and privacy.
When your landlord can enter your home
When you rent a home, you have the right to exclusive occupation. Your landlord can’t enter the property unless certain conditions are met.
They can only enter:
- to carry out repairs or inspect the property
- with at least 24 hours’ written notice
- at a reasonable time, unless it’s an emergency
It’s best to agree on a time in advance wherever possible.
If you live in shared accommodation
If you rent a room in a shared house with separate tenancy agreements, your landlord:
- can enter shared areas (like kitchens and bathrooms) without your permission
- must get your permission to enter your private room (unless it’s for agreed repairs or inspections)
- should still respect your privacy
End of tenancy viewings
Your tenancy agreement may include a clause allowing the landlord to show the property to new tenants near the end of your tenancy. This must:
- include reasonable notice
- take place at a reasonable time
If you refuse access without good reason, your landlord may be able to claim damages for any financial loss but any demand for unreasonable access is not enforceable.
If your landlord tries to evict you illegally
If your landlord tries to make you leave without following the legal eviction process, such as:
- changing the locks
- entering the property without permission
- moving someone else in
They may be committing a criminal offence under the Protection from Eviction Act 1977. Penalties may include:
- Magistrates’ Court: up to £5,000 fine and/or 6 months in prison
- Crown Court: unlimited fine and/or up to 2 years in prison
You may also be able to:
- apply for an injunction to return to your home
- claim compensation through the courts
What counts as harassment
Harassment by a landlord is also a criminal offence. It includes any behaviour intended to:
- force or pressure you to leave your home
- stop you from exercising your legal rights (for example, asking for repairs)
Examples of harassment:
- cutting off gas, electricity, or water
- threats, intimidation, or abusive behaviour
- repeated, uninvited visits especially at night
- deliberately disruptive or intrusive repairs
- entering your home without permission
- excessive or unreasonable messages or calls
Even if it’s not a criminal offence, you might still be able to take civil action if the behaviour affects your right to live peacefully in your home.