WHEN TENANTS REFUSE VIEWINGS DURING NOTICE: WHAT LANDLORDS & PROPERTY MANAGERS NEED TO KNOW

Imagine this: You’ve served notice, listed the property, scheduled open homes—but when your Property Manager arrives, the tenants lock the door and refuse entry. No last-minute apologies—just silence.

This isn’t just a logistical headache—it can cost landlords money. But under the Residential Tenancies Act, tenants still have rights, and landlords need to follow the proper process… or risk losing money and time.

WHAT THE LAW SAYS

Under Section 48 of the Residential Tenancies Act:

• Landlords must give at least 48 hours’ written notice to enter for viewings (or open homes).

• Tenants cannot unreasonably withhold consent, especially during the notice period—but they do retain their rights to quiet enjoyment.

• Refusing entry can be treated as an unlawful act, opening the door to Tribunal action and even exemplary damages.

TRIBUNAL CASE: REFUSAL OF ACCESS IN AUCKLAND

• The tenants refused all viewing attempts during the two-week notice period.

• The landlord had advertised the property and scheduled multiple showings, but was repeatedly denied access.

• The Tenancy Tribunal ruled in favour of the landlord:

  • $1,000 in exemplary damages for denying access

  • $1,100 in compensation for two weeks of lost rent and wasted advertising efforts

• This case highlights that tenants must allow reasonable access for viewings once proper notice is given—or risk financial penalty.

WHAT LANDLORDS & PROPERTY MANAGERS SHOULD DO

1. Send 48‑hour written notice clearly stating date, time, and purpose.

2. Document everything: keep copies of notices, messages, no-show logs, and tenant refusals.

3. Offer reasonable options: suggest windows of time or specific appointment slots.

4. If refusals persist, issue a 14‑day Notice to Remedy, referencing s 48 refusal.

5. If access is still denied, apply to the Tribunal for:

6. A Work Order to gain access

7. Exemplary damages and rent loss compensation

HOW GOOD NEIGHBOURS HANDLES IT

Our Property Managers:

• Issue formal 48‑hour notices alongside listing ads

• Coordinate with tenants to find times that work

• Escalate swiftly with a 14‑day Notice if access is refused

• Lodge Tribunal applications early when refusals continue

• Protect landlords by documenting financial losses from vacant periods and missed showings

WHY IT MATTERS

Delays in access mean:

• More time on market

• Higher vacancy costs

• Weak negotiating power on incoming applications

By staying proactive and legally compliant, you protect your rental income and reduce vacancy risks.

At Good Neighbours, we ensure viewings run smoothly—even during notice periods—by combining clear communication, documented process, and swift action when needed.

PRO TIPS FOR LANDLORDS

• Include a “viewings during notice” clause in tenancy agreements.

• Reiterate viewing schedules verbally and via email/text.

• Use polite but firm tone—frame it as “your statutory responsibility.”

• Maintain renter goodwill—coordinate to reduce inconvenience.

• If necessary, consider “open home” formats to minimise disruption.

FINAL WORD

Tenants can’t simply refuse access during notice without consequence. When landlords follow the process—notice, documentation, Tribunal—the law supports their right to show the property. With Good Neighbours, viewings are managed professionally and legally—reducing void periods and protecting your bottom line.