What to Do When Your Tenant Won't Let You In for Inspection
By Solutions Property Management — Mon Jun 15 2026
Quick answer
If your tenant refuses entry despite proper 24-hour written notice, you can still enter at the specified time, even if they aren't home. Document your entry and ensure you don't disturb anything. If access remains impossible, you may need to file an application with the Landlord and Tenant Board.
Section 27 of the Residential Tenancies Act governs when a landlord can enter a rental unit. Read it once and it's clear. Skip it and you'll end up at the LTB — as the respondent.
When you can enter with 24 hours written notice
- To carry out a repair or replacement or do work in the unit
- To show the unit to a prospective purchaser
- For any reasonable purpose allowed by the tenancy agreement
- To allow a mortgage lender to conduct an inspection
The notice must be in writing, must state the reason, and must specify a time between 8 a.m. and 8 p.m.
When you can enter without notice
- Emergency (fire, flood, gas leak)
- The tenant consents at the time
- You're providing a cleaning service that the lease already includes
That's it. "I was in the neighbourhood" is not on the list.
When a tenant refuses to let you in
If you've given proper 24-hour written notice, the tenant does not have the right to refuse entry. You may enter at the noticed time whether they are home or not. Bring another adult, take photos of your notice, and document that you did not disturb anything.
But — and this is the important part — do not force entry, do not intimidate, and do not enter more frequently than reasonably necessary. Repeated inspections can be found to be harassment.
If you genuinely need to inspect and access has become impossible
File an application with the LTB (Form T2 doesn't apply; you're the landlord, so it would be a specific application for entry). The board can order the tenant to permit entry.
In practice, 95% of access issues resolve with a phone call and a rescheduled time. Save the paper for the other 5%.
Frequently asked questions
When can a landlord legally enter a rental unit in Ontario?
Landlords can enter with 24 hours' written notice for repairs, showing the unit to prospective buyers, for allowed tenancy agreement purposes, or for mortgage lender inspections. Without notice, entry is permitted for emergencies, if the tenant consents at the time, or to provide an included cleaning service. Always respect the tenant's right to privacy.
What information must be included in a landlord's 24-hour entry notice?
A 24-hour entry notice must be in writing, clearly state the specific reason for entry, and specify a time between 8 a.m. and 8 p.m. for the entry to occur. This ensures the tenant is fully informed and their privacy is respected according to the Residential Tenancies Act.
What should a landlord do if a tenant still refuses entry after receiving proper notice?
If you've provided proper 24-hour written notice, you may still enter at the specified time, even if the tenant is not home. It's advisable to bring another adult, take photos of your notice, and document that you entered without disturbing anything. Do not force entry or intimidate the tenant.
What are the next steps if a tenant repeatedly prevents necessary access?
If gaining access becomes impossible despite your best efforts, you can file an application with the Landlord and Tenant Board. The Board can issue an order compelling the tenant to permit entry. Solutions Property Management can prepare and serve N-series notices and file L-series applications for an administrative fee plus LTB filing fees.