UK Top 50 law firm Birketts has launched a new practical guide to help social housing landlords navigate growing “no access” challenges, as sector research reveals the scale and complexity of the issue under tightening safety regulations.
The launch follows latest research supported by the Chartered Institute of Housing (CIH) highlighting that 60% of social housing providers now see “no access” as a growing concern, with missed appointments delaying vital safety work, increasing costs and raising legal risks. This is mirrored by the experience of the Housing Quality Network (HQN), which has also noted the increase in members facing access issues.
The research also showed there is no single cause for no access, with factors ranging from tenant vulnerability and communication barriers to operational challenges within landlord organisations.
In response, Birketts’ social housing team has published its guide to no access issues, providing landlords with clear, structured processes to help secure access, maintain compliance and reduce disputes.
Supporting landlords under increasing legal pressure
The introduction of Awaab’s Law in October 2025, alongside further phases due in 2026 and 2027, has placed stricter legal obligations on landlords to investigate and remedy hazards within tight timeframes.
As the need to access properties increases, Birketts’ guide addresses a key tension: balancing landlords’ compliance duties with tenants’ legal right to quiet enjoyment.
The guide includes:
- Step-by-step flowcharts covering emergency and non-emergency access routes
- Practical guidance on issuing notices and handling refusals
- Advice on tenant communication strategies to reduce conflict
- Best practice on recordkeeping to defend claims or regulatory scrutiny
- Templates and checklists for consistent, compliant engagement with residents
It also sets out when escalation may be required – including the use of court orders – and how landlords can evidence “reasonable steps” to meet their obligations.
From enforcement to engagement
The CIH-backed research points to a shift in the sector’s approach, with landlords increasingly recognising that no access is not simply a behavioural issue, but one rooted in complex personal, social and operational factors.
Birketts’ guide reflects this shift, placing a strong emphasis on clear, empathetic communication and proactive planning to avoid disputes before they arise.
By helping landlords standardise processes, document decisions and improve communication, the guide aims to support a more consistent and defensible approach to access.
Thaine Wilson, Partner and Co-Head of Social Housing at Birketts, said: “The latest research confirms what many landlords are already experiencing – that no access is becoming more frequent, more complex and more consequential under Awaab’s Law.
“At the same time, landlords are operating in a much tighter regulatory environment, where delays to safety works can quickly lead to legal and reputational risk.
“Our guide is designed to provide practical, legally grounded support to help landlords navigate these challenges with confidence – from first access request through to escalation where necessary.”
A growing priority for the sector
With further phases of Awaab’s Law set to expand the range of hazards covered, the pressure on landlords to secure timely access is only expected to increase.
Against this backdrop, Birketts’ new guide provides a timely resource to help organisations strengthen compliance, improve tenant relationships and mitigate risk.
For tailored expert guidance on staying compliant, please contact Birketts’ social housing team.
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