Access Disputes Are Common—But Landlords Have Rights
You give 24 hours’ notice for a showing. The tenant replies: “Only you can enter—not your agent.” Or, “No showings on weekends.” Can they do that?
Under Utah law, the answer is usually no. Tenants do not get to dictate who enters the property or when—at least not unilaterally. While landlords must act reasonably, they retain broad rights to access the property for legitimate purposes, including showings, inspections, and repairs.
Here’s what Utah Code allows, what common lease terms enforce, and how to handle access pushback the right way.
What Utah Law Says About Entry Rights
Utah Code § 57-22-4(2) gives landlords the right to enter a rental unit to:
- Inspect the premises
- Make necessary or agreed repairs or improvements
- Show the unit to prospective tenants, buyers, contractors, or lenders
Requirements:
- Advance notice must be given (typically 24 hours unless waived by the tenant)
- Entry must occur at a reasonable time
The statute doesn’t define “reasonable time,” but Utah courts and lease language generally treat normal business hours and early evenings—including weekends—as reasonable.
Tenants Cannot Dictate Who May Enter
A tenant cannot legally refuse access based on who is entering—whether it’s:
- The owner
- A licensed property manager
- A real estate agent
- A contractor or maintenance technician
Landlords may delegate their entry rights to trusted agents, and tenants must allow those individuals access, provided proper notice is given and the entry is for a lawful purpose.
If your lease includes a clause authorizing agents to enter, that further strengthens your position.
“Reasonable Time” vs. Unreasonable Restrictions
Tenants may request preferences (e.g., weekdays only or after 5 p.m.), but these are not enforceable limitations unless mutually agreed upon.
Examples of unreasonable tenant restrictions:
- Refusing all weekend showings
- Demanding 48+ hours’ notice when the law or lease only requires 24
- Insisting that only the owner—not an agent—may enter
Document all such refusals in writing. If a tenant repeatedly obstructs showings, this may constitute a lease violation or a form of interference with the landlord’s property rights.
Best Practices for Utah Landlords
- Give clear written notice at least 24 hours in advance
- Specify the purpose of the entry (e.g., showing, inspection, repair)
- List who will be entering—name, title, or company
- Avoid repeated entries unless necessary or part of lease-end showings
- Document tenant refusals or conditional approvals
Photos of posted notices and saved texts/emails help if the issue escalates.
What to Do If a Tenant Refuses Lawful Entry
Start by responding in writing. Calmly explain:
- The lease and Utah law permit entry with proper notice
- Entry may be delegated to an agent
- You’re accommodating requests where reasonable—but you’re not required to accept unreasonable restrictions
If refusals continue:
- Send a 3-Day Notice to Comply or Vacate
- Consider issuing a no-cause termination if the lease is month-to-month
- Document everything—especially if court becomes necessary
Need help with notice language? See:
How to Properly Serve Landlord Notices in Utah: A Legal Guide
Final Thoughts
Access disputes don’t have to spiral into legal battles. But when tenants say “no” to showings or inspections without cause, Utah landlords have strong rights—and should assert them professionally and legally.
If you’re facing pushback or want to strengthen your lease terms for future tenants, Duckworth Legal Group can help.
Call (801) 882-7444 or email info@duckworthlegalgroup.com to make sure your entry rights are clear, enforceable, and respected.