Can a Landlord Enter Without Notice? Entry Rules by State

Usually not, except in an emergency. In most states with an entry statute, you must give the tenant advance notice (commonly 24 hours, sometimes 48, and 72 hours for routine maintenance in Virginia), enter only at reasonable times, and enter only for a legitimate purpose such as repairs, inspections or showings. A real emergency, like a burst pipe or a fire, is the main exception everywhere.

Some states have no entry statute at all. There, the lease's access clause controls, and the tenant's right to quiet enjoyment means you should still give reasonable advance notice. In Georgia, for example, a tenant whose lease gives the landlord no right of entry can refuse entry except in an emergency.

This guide covers the notice rules in 15 states, the purposes that justify entry, what "reasonable hours" means, how to deliver notice, what to do when a tenant says no, what to put in your lease, a sample notice of entry, and the records to keep.

How much notice a landlord needs to give, by state

This table covers the 15 states in our state-law dataset. "No statute" means the state has no general entry-notice law, so the lease and reasonable notice govern.

Generated from the MakeLease state-law dataset (49 jurisdictions, statutes last checked 2026-10-30). Researched and cited by MakeLease · not yet attorney-reviewed. City and county rules can be stricter.

A few details the table can't hold:

• Arizona: at least two days' notice, at reasonable times. A tenant's own service or maintenance request counts as consent to enter for that request, and the tenant waives a separate access notice for it (A.R.S. § 33-1343).
• California: reasonable written notice, with 24 hours presumed reasonable, or six days if you mail it. The notice must state the date, approximate time and purpose, and you may enter only during normal business hours unless the tenant consents (Cal. Civ. Code § 1954).
• Florida: at least 24 hours' notice for repairs, with entry between 7:30 a.m. and 8:00 p.m. You may enter at any time to protect or preserve the premises (Fla. Stat. § 83.53).
• Minnesota: a reasonable business purpose plus a good-faith effort to give at least 24 hours' notice, with entry between 8:00 a.m. and 8:00 p.m. unless the tenant agrees otherwise. The lease cannot require the tenant to waive this (Minn. Stat. § 504B.211).
• Ohio: reasonable notice and reasonable times; 24 hours is presumed reasonable (Ohio Rev. Code § 5321.04(A)(8)).
• Oregon: at least 24 hours' actual notice and reasonable times. Unusually, a tenant who has received notice may still deny consent, though not unreasonably (ORS 90.322).
• Virginia: notice and reasonable times for any entry, and at least 72 hours' notice for routine maintenance the tenant did not request (Va. Code § 55.1-1229).
• Washington: at least two days' written notice stating the exact time or a window and a phone number the tenant can call to object or reschedule; one day's notice is enough to show the unit to prospective tenants or buyers (RCW 59.18.150).

Cities can add their own rules, so check your city too. For your state's other rules, see landlord-tenant law by state.

When you can enter: allowed purposes

Entry statutes list the reasons that justify entry, and the lists are similar. Typical allowed purposes:

• Repairs and maintenance, whether necessary or agreed with the tenant
• Inspections, where the statute allows them (California's statute does not list a general inspection; it lists specific ones, such as a pre-move-out inspection the tenant requests)
• Supplying agreed services
• Showings to prospective tenants, buyers, lenders, workers or contractors
• Emergencies, with no notice
• Abandonment or surrender of the unit by the tenant
• Court order

Arizona, Oregon and Washington give the landlord no other right of access beyond the listed cases (A.R.S. § 33-1343(E), ORS 90.322(5), RCW 59.18.150(7)). Minnesota requires a "reasonable business purpose" and gives examples, including showings, maintenance, code inspections and suspected lease violations.

What counts as an emergency

Think fire, a gas smell, or, in Oregon's words, "a repair problem that, unless remedied immediately, is likely to cause serious damage to the premises." A routine repair is not an emergency.

If you enter in an emergency while the tenant is away, tell them promptly. Oregon requires it: actual notice within 24 hours stating the date and time, the nature of the emergency and who entered (ORS 90.322(1)(b)). Minnesota requires you to leave a written disclosure in a conspicuous place in the unit if you entered without notice while the tenant was absent (Minn. Stat. § 504B.211, subd. 5).

Repairs the tenant asked for

In Arizona, a tenant's service request is consent to enter to handle that request. Oregon goes further: a written repair request lets you enter without further notice to make that repair, and the authorization expires after seven days unless the work is in progress. Virginia's 72-hour notice applies to routine maintenance the tenant did not request. A clear request process helps; see tenant maintenance request best practices.

Reasonable hours

Most statutes say "reasonable times" without defining them. Three of the 15 states set a window:

Where the law just says "reasonable," weekday daytime hours or a window the tenant agreed to are the safe choice.

How notice must be given

Check whether notice must be written, how long delivery takes, and what it must say (see the state details above).

• Written notice required: California and Washington require written notice for most entries. Other states require "notice" without saying written, but written notice is your proof.
• Mailing adds time in California. Twenty-four hours' written notice is presumed reasonable, but if you mail the notice, mailing at least six days before the entry is presumed reasonable. In California you can also deliver it in person, leave it with a person of suitable age at the unit, or leave it on, near or under the usual entry door where it is likely to be found (California DRE tenant guide, pp. 49–50).
• Oral notice for sale showings in California is allowed only if you told the tenant in writing within the previous 120 days that the property is for sale and that you may contact them orally to arrange showings. After entering on oral notice, leave written evidence of the entry, such as a business card.

If the tenant refuses entry

In Arizona, Florida, Oregon, Virginia and Washington, the statute says the tenant may not unreasonably withhold consent to a lawful entry. Your options if they do depend on the state:

• Oregon: you can seek a court order compelling access, or terminate the tenancy, and recover actual damages (ORS 90.322(7)).
• Virginia: if the lease provides for it and the tenant refuses showings without reasonable justification, you may recover damages, costs and reasonable attorney fees; during an unlawful detainer case you can ask the court to order access (Va. Code § 55.1-1229(A)(3), (A)(5)).
• Florida: entry is allowed when the tenant unreasonably withholds consent (Fla. Stat. § 83.53(2)(c)).

Don't force your way in. Offer another time, put the request in writing, and document the refusal. If it keeps happening, treat it as a lease violation.

Abuse of access and harassment

Arizona, California, Florida, Ohio, Oregon, Virginia and Washington all say a landlord may not abuse the right of access or use it to harass the tenant. Repeated "lawful" entries can still cross the line. Penalties are real:

• Ohio: for unlawful entry, entry in an unreasonable manner, or repeated demands that harass the tenant, the tenant can recover actual damages and attorney's fees, get an injunction, or terminate the lease (Ohio Rev. Code § 5321.04(B)).
• Oregon: the tenant can recover at least one month's rent (one week's rent for a week-to-week tenancy) in actual damages, and may terminate (ORS 90.322(8)).
• Minnesota: possible rent reduction or lease rescission, a civil penalty of up to $500 per violation, and attorney fees (Minn. Stat. § 504B.211, subd. 6).
• Washington: after a written notice of violation, up to $100 per later violation, plus costs and attorneys' fees for the prevailing party (RCW 59.18.150(8)).
• California: a civil penalty of up to $2,000 per violation if the landlord significantly and intentionally violates the access rules to influence the tenant to move out (Cal. Civ. Code § 1940.2).

Washington also bars excessive showings. Group them into a few scheduled windows.

What to put in the lease's access clause

Every lease needs an access clause, and in no-statute states it is the rule. Cover:

1. Purposes: repairs, maintenance, inspections, agreed services, showings, emergencies.
2. Notice period: at least your state's minimum. In a no-statute state, 24 hours is a common, defensible choice.
3. Delivery method: how you'll send notice (in writing, text, email, posted on the door) and which methods count as written.
4. Entry hours: a window, such as 9 a.m. to 6 p.m. on weekdays, within any state limit.
5. Emergencies: entry without notice, with notice to the tenant afterward.
6. Showings: notice and frequency near the end of the term or during a sale.
7. Who may enter: you, your manager, contractors.

Don't write a clause that waives the tenant's statutory notice. Minnesota says outright that a tenant can't be required to waive it as a condition of the lease.

Note: the MakeLease lease agreement generator does not include an entry-notice clause yet. Add one as a signed addendum (see the lease addendum guide) or write it into your lease. For the rest of the lease, see how to write a lease agreement.

Sample notice of entry

Adjust the notice period, delivery method and content to your state. To fill one in online and print it, use the free notice of entry form.

Notice of Intent to Enter

To: [Tenant name(s)]

Premises: [Street address, unit]

Date of this notice: [Date]

Under [state statute or "your lease, section __"], the landlord or the landlord's agent will enter the premises on [date] between [start time] and [end time] for the following purpose: [e.g., to repair the kitchen faucet you reported on (date) / to show the unit to a prospective tenant / to replace smoke detector batteries].

The people entering will be: [names or company].

You do not need to be present. If this time does not work, please call or text [phone number] before [date] to arrange another time.

[Landlord or manager name, phone, email]

Washington requires the phone number line. California requires the date, approximate time and purpose. Note how you delivered it (in person, posted, mailed, emailed).

Keep records of every entry

If a tenant claims harassment or a deposit dispute turns on the unit's condition, your records are your evidence. Keep:

• ☐ A copy of each notice, with how and when it was delivered
• ☐ The tenant's replies, including consents and requests to reschedule
• ☐ The date, times in and out, and names of everyone who entered
• ☐ What was done, with photos where relevant
• ☐ For emergency entries, what the emergency was and when you told the tenant
• ☐ Any refusal of access, and the follow-up

Compare inspection photos with your move-in records; see the move-in inspection checklist guide, and for how often to inspect and what to check, routine rental inspections.

A hypothetical example

A hypothetical example: a California landlord wants a plumber to replace a water heater on Thursday at about 10 a.m. If she hands the tenant written notice on Tuesday afternoon, stating the date, approximate time and purpose, that is well over 24 hours. If she mails it instead, she should mail it by the previous Friday, at least six days ahead. If the water heater were actively flooding the unit, she could enter right away as an emergency.

Sources

Official sources cited above (checked 2026-10-27):

• Arizona Revised Statutes § 33-1343
• California Civil Code § 1954
• California Civil Code § 1940.2
• California Department of Real Estate, California Tenants guide (2026), pp. 48–50
• Florida Statutes § 83.53
• Georgia DCA Landlord-Tenant Handbook
• Minnesota Statutes § 504B.211
• Ohio Revised Code § 5321.04
• Oregon Revised Statutes chapter 90 (ORS 90.322)
• Code of Virginia § 55.1-1229
• Revised Code of Washington § 59.18.150