Can Tenants Say No to Viewings? Legal Guidance for Tenants in the UK

Can I Refuse Viewings as a Tenant in the UK?

As a tenant in the UK, you have the right to quiet enjoyment of your rental property, which means living in the home without unreasonable interference from your landlord. While landlords may request property viewings—especially if they are selling or re-letting the property before the end of your tenancy—there are important legal protections for tenants. In many cases, tenants can refuse or negotiate viewings, especially if they feel it disrupts their daily lives.

This guide will explain when you can refuse viewings as a tenant, your legal rights, and how to handle requests for access.

Your Right to Quiet Enjoyment

Under UK law, tenants are entitled to quiet enjoyment of their rented home, which means they have the right to live there without unnecessary disturbance, including from the landlord. This legal principle is important when it comes to property viewings, as it protects tenants from excessive or intrusive requests.

Key points about your right to quiet enjoyment:

• No Unreasonable Interference: Landlords cannot schedule frequent or disruptive viewings that interfere with your right to live peacefully in the property.

• 24-Hour Notice Requirement: Landlords must give at least 24 hours’ written notice before entering the property for any reason, including viewings. The notice should state the reason for access and propose a specific time.

• Tenant Consent: Even with 24 hours’ notice, landlords still need the tenant’s consent to enter the property. This means you can legally refuse or negotiate the timing of viewings if they are inconvenient or disruptive.

Can a Tenant Refuse Property Viewings?

Yes, as a tenant, you can refuse property viewings in certain situations. Here's when and how you may be able to refuse:

1. No Clause in the Tenancy Agreement

If your tenancy agreement does not include a clause allowing the landlord to conduct viewings, you are not legally required to allow them. You have the right to refuse viewings until the tenancy ends. Even if the agreement includes such a clause, you are still protected by your right to quiet enjoyment.

2. Disruption to Quiet Enjoyment

If the landlord’s requests for viewings are too frequent or disruptive, you can refuse them. For example, if viewings are requested at inconvenient times (e.g., during evenings when you are home or on short notice), you can refuse or negotiate alternative times.

3. Health and Safety Concerns

If there are legitimate health or safety concerns, such as during a pandemic or if you are unwell, you may refuse viewings temporarily to protect yourself and others.

4. During an Ongoing Tenancy

If you are still within your fixed-term tenancy or rolling contract and the landlord wants to sell or re-let the property, you are not obligated to allow viewings if it affects your right to live peacefully in the property.

When Can a Landlord Request Viewings?

While tenants have rights to refuse unreasonable or disruptive viewings, landlords also have rights to manage their property. Landlords typically request viewings when:

1. Selling the Property: If the landlord is selling the property, they may request viewings from potential buyers before the end of your tenancy.

2. Re-Letting the Property: Toward the end of your tenancy, landlords may request viewings to show the property to prospective new tenants.

3. Tenancy Agreement Clauses: If the tenancy agreement includes a specific clause stating that viewings are allowed, you are generally expected to comply with reasonable requests.

However, even in these situations, the landlord must still respect your right to quiet enjoyment and obtain your consent for viewings.

How to Handle Viewing Requests

If your landlord requests viewings and you are unsure about how to respond, here are some steps you can take:

1. Check Your Tenancy Agreement

• Review your tenancy agreement to see if it includes a clause about property viewings. If no such clause exists, you have the right to refuse viewings entirely.

2. Communicate with Your Landlord

• If you are uncomfortable with the timing or frequency of viewings, it’s important to communicate your concerns. Offer alternative viewing times that work better for your schedule or suggest limits, such as allowing viewings only on specific days or times.

3. Limit the Number of Viewings

• To protect your right to quiet enjoyment, you can negotiate with the landlord to limit viewings. For example, you could agree to a set number of viewings per week, only during daytime hours, or at times that don’t disrupt your routine.

4. Temporary Refusal for Health Reasons

• If you or someone in your household is unwell or vulnerable, you can temporarily refuse viewings for health and safety reasons. It’s a good idea to explain this to your landlord and offer to review the situation later.

What to Do if Your Landlord Ignores Your Rights

If your landlord continues to request viewings in a way that violates your right to quiet enjoyment, or enters the property without your permission, you have options:

1. Remind the Landlord of Your Rights

• Politely remind the landlord of your right to quiet enjoyment and that they must obtain your consent for any viewings. You can also remind them of the 24-hour notice requirement.

2. File a Complaint

• If your landlord ignores your requests and continues to schedule viewings without your consent, you can file a formal complaint with your local council or housing authority. Landlords are required to follow the law when it comes to tenant access.

3. Seek Legal Advice

• If the situation escalates, seek legal advice from a housing solicitor or organisations like Shelter or Citizens Advice. They can guide you on your rights and help you take legal action if necessary.

Balancing Landlord and Tenant Rights

Landlords and tenants both have rights that need to be respected. While landlords may have a legitimate interest in showing the property to potential buyers or tenants, tenants are entitled to live in the property without unreasonable interference. Here are some tips for balancing these rights:

• Landlords: Should provide reasonable notice, be flexible with viewing times, and ensure viewings are not excessive or intrusive.

• Tenants: Should try to accommodate reasonable viewing requests where possible but can negotiate or refuse viewings if they are disruptive or violate their rights.

How Fraser Bond Can Help

At Fraser Bond, we provide expert guidance for both tenants and landlords on handling property viewings legally and respectfully. Our services include:

• Tenancy Agreement Reviews: We help tenants and landlords understand the clauses in their tenancy agreements, ensuring compliance with the law regarding viewings.

• Dispute Resolution: If disputes arise over property viewings, we offer mediation and advice to help both parties reach a fair solution.

• Legal Advice for Tenants: We offer legal advice to tenants facing unreasonable viewing requests or landlords ignoring their rights.

Conclusion

As a tenant, you have the right to refuse property viewings if they are disruptive, violate your right to quiet enjoyment, or present health and safety concerns. However, it’s important to communicate clearly with your landlord and try to find a solution that works for both parties.

For expert advice on managing property viewings and understanding your rights, contact Fraser Bond today. We’re here to help you navigate tenant-landlord relationships with confidence.