How Much Notice Does a Landlord Have To Give Before Entering?

Last Updated: July 2, 2024 by Roberto Valenzuela

Landlords generally must provide between 12 hours (for Wisconsin) and 6 days (for mailed notice, in California) of advance notice before entering a rental property.

State Default Required Notice
Allowed Notice Types Possible To Waive Notice Requirements?*
Alabama 2 days Any actual notice (written posting on main door of residence is preferred) Yes, for separately posted scheduled services
Alaska 24 hours Any actual notice No
Arizona 2 days Any actual notice Yes, when addressing a tenant repair request
Arkansas “Reasonable” notice Any actual notice Yes
California 24 hours (6 days for mailed notice) Written notice only (with some special exceptions) No
Colorado “Reasonable” notice (48 hours in specific cases) Usually written, depends on entry purpose Yes
Connecticut “Reasonable” notice Any actual notice No
Delaware 48 hours Written notice only (but actual notice may count in court situations) Yes, in a separate written agreement before the start of the tenancy
Florida 24 hours for repairs, “reasonable” notice otherwise Any actual notice No
Georgia “Reasonable” notice Any actual notice Yes
Hawaii 2 days Any actual notice No
Idaho “Reasonable” notice Any actual notice Yes
Illinois “Reasonable” notice Any actual notice Yes
Indiana 24 hours Any actual notice No
Iowa 24 hours Any actual notice No
Kansas “Reasonable” notice Any actual notice No
Kentucky

(KY-URLTA communities only)

2 days Any actual notice (written only, if billing for non-compliance) No
Louisiana “Reasonable” notice Any actual notice Yes
Maine 24 hours Any actual notice No, but landlords may ignore notice requirements for welfare emergencies incl. animals
Maryland “Reasonable” notice Any actual notice Yes
Massachusetts 48 hours for most issues Any actual notice No
Michigan “Reasonable” notice Any actual notice Yes
Minnesota 24 hours Any actual notice Yes, if it’s not a condition for entering or maintaining the lease
Mississippi “Reasonable” notice Any actual notice Yes
Missouri “Reasonable” notice Any actual notice Yes
Montana 24 hours Any actual notice No
Nebraska 24 hours Any actual notice No
Nevada 24 hours Any actual notice Yes, in an explicit waiver covering a single entry only
New Hampshire “Reasonable” notice generally (48 hours in some specific cases) Actual notice in general, written only for some specific cases No
New Jersey 1 day Any actual notice Yes
New Mexico 24 hours Any actual notice No
New York “Reasonable” notice Any actual notice Yes, by agreement in the lease or other contract
North Carolina “Reasonable” notice Any actual notice Yes
North Dakota “Reasonable” notice Any actual notice (written posting in/on residence is preferred) Yes
Ohio “Reasonable” notice Any actual notice No
Oklahoma 1 day Any actual notice No
Oregon 24 hours Any actual notice (including email) Yes, with detailed requirements dependent on purpose
Pennsylvania “Reasonable” notice Any actual notice Yes
Rhode Island 2 days Any actual notice No
South Carolina 24 hours Any actual notice No full waiver for notice, but some partial waivers available
South Dakota 24 hours (by custom, not strict legal requirement) Any actual notice Yes, but disfavored by law enforcement
Tennessee

(TN-URLTA counties only)

“Reasonable” notice generally, 24 hours for property showings Any actual notice No
Texas “Reasonable” notice Any actual notice Yes
Utah 24 hours (but tenants can’t sue if landlord fails to provide adequate notice) Any actual notice Yes
Vermont 48 hours Any actual notice Yes
Virginia 72 hours Any actual notice Yes, when addressing a tenant repair request
Washington 2 days (1 day for property showings) Written notice only No
Washington DC 48 hours Written notice only (incl. text and email, provided that the tenant replies to the notice) Yes, but only in writing
West Virginia “Reasonable” notice Any actual notice Yes
Wisconsin 12 hours Written notice only, personally delivered to the tenant if possible Yes, but only if written in a special lease addendum
Wyoming “Reasonable” notice Any Yes

Laws about advance notice usually apply regardless of the lease. In most cases, rental agreements can only extend rather than reduce minimum notice. There are rare exceptions. Delaware, for instance, honors most written agreements about notice.

Proper notice for a valid purpose does not give automatic consent to enter in most cases. Consent requirements are a separate issue.

When the Clock Starts for Advance Notice

The clock on an advance notice period starts when notice is received, not when sent.

Sometimes this is easy to determine. Verbal notice counts as received the moment it’s heard by the tenant. Written notice, by contrast, needs proof of delivery to a place the tenant could be reasonably aware of it.

Certified mail starts the notice clock as soon as delivered, for example. Likewise, posting a written notice on or near the tenant’s front door will start the clock in most states.

Regular mail and electronic formats like text and email do not automatically start the clock. The landlord must prove the tenant’s awareness of delivery. For example, a response or a read receipt for a text would prove the tenant opened the message.

Actual Notice

Most state entry laws only require the landlord to prove actual notice of a future entry. It just means any action that results in the tenant actually knowing about the landlord’s intent to enter.

Actual notice usually counts even when the legal notice requirements weren’t strictly followed. For example, if a landlord mails notice to a tenant, it’s often difficult to prove the tenant actually received the letter at a specific time. However, if the tenant mentions the notice in a later conversation with the landlord, this will prove actual notice from at least that point.

When There Isn’t an Entry Law

When there’s no state law about advance notice before entry, the lease usually sets the rules. If the lease isn’t specific, the landlord will have to enter in a “reasonable” time, place, and manner. What’s reasonable depends on local customs and the case-by-case facts.

In a state with no entry law, the landlord doesn’t have to give advance notice before entry. However, it’s reasonable for a tenant to refuse an inconvenient no-notice entry request. Landlords must often provide reasonable advance notice to avoid rescheduling, even when there’s no state entry law.

Exceptions to Advance Notice Requirements

Certain exceptions can suspend or modify the usual landlord entry notice requirements. The main exceptions are emergency, constructive notice, extended absence, and court order.

Emergency

An emergency situation removes advance notice requirements in all states. It’s reasonable for a landlord to focus on immediate safety over advance notice.

Constructive Notice

Constructive notice is when the law presumes notice due to specifics about a situation. This happens most often when a tenant requests or requires certain services. For example, New Mexico landlords can enter without advance notice to do repairs the tenant requested within the last seven days.

Extended Absence

The tenant’s extended absence may trigger reduced notice requirements. Rhode Island, for instance, suspends advance notice for an entry after the tenant is absent for a week. Suspended requirements for absence last until the tenant returns.

Court Order

A court order overrides all legal requirements for notice, purpose, and so on. It’s always lawful for a landlord to follow the exact terms of a court order.

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