How much notice must a landlord give before entering an apartment?
Usually 24 hours to two days, at a reasonable time, except in an emergency. Oregon requires at least 24 hours' actual notice, Florida 24 hours for repairs between 7:30 a.m. and 8 p.m., and Washington and Arizona two days. Your lease cannot shorten the time your state requires, so build your entry routine around the strictest rule you operate under.
Notice rules in four states
| State | Notice | When you may enter | Emergency |
|---|---|---|---|
| Oregon | At least 24 hours' actual notice | Reasonable times | Any time, without notice or consent |
| Florida | At least 24 hours for repairs | Between 7:30 a.m. and 8:00 p.m. | Allowed |
| Washington | Two days' written notice; one day to show the unit | Reasonable times | Allowed without consent, also for abandonment |
| Arizona | Two days' notice | Reasonable times | Allowed without consent |
Sources: ORS 90.322, Florida Statutes 83.53, RCW 59.18.150, A.R.S. 33-1343. Other states set different periods, and some set none; check yours.
What the notice should say
Washington spells out the contents, and they make a good template anywhere. The notice must state the exact date and time of entry, or a window with the earliest and latest times, and give a phone number the tenant can call to object or reschedule.
- Unit number and tenant name.
- The date and a time window, such as Tuesday, March 4, between 10 a.m. and 1 p.m.
- Why you are entering: a repair, an inspection, a smoke alarm test, a showing.
- Who will enter: you, a named vendor, or both.
- A phone number or reply address to reschedule.
- How and when the notice was delivered, kept in your records.
Example a made-up Washington owner needs a plumber in unit 4C on Thursday. The owner sends written notice on Monday at 9 a.m.: "Entry Thursday between 9 a.m. and noon to repair the kitchen sink drain. Plumber: a named local company. Call or text this number to reschedule." Monday to Thursday is three days, more than the two days required.
When the tenant says no
Most states expect the tenant not to refuse a lawful, properly noticed entry without a good reason. Florida says it directly: the tenant shall not unreasonably withhold consent, and the landlord may enter when the tenant does. Florida also allows entry when the tenant has been gone for half the rental period, for example 15 days on a monthly lease, but if rent is current and the tenant told you about the absence, you may enter only with consent or to protect the property.
In practice, offer a second time before you rely on the statute. A tenant who works nights may simply need a different window. Keep a written record of each offer and reply.
What counts as an emergency
None of these four statutes lists every emergency, so use the plain meaning: a real and immediate threat to people or the building. A burst pipe, a gas smell, smoke, or water pouring into the unit below qualify. A dripping faucet, an overdue inspection or a showing do not. After any emergency entry, leave a written note saying when you entered, why, and what you did. Your after-hours emergency plan should say who decides.
A routine that works in any state
- Use the longest notice period in any state where you own, so one routine fits every building.
- Send notices in writing, by text or email if your lease allows it, and keep a copy.
- Give a window of three hours or less, inside normal daytime hours.
- Batch entries: one notice for the smoke alarm test, filter change and inspection.
- Write an entry clause into the lease that repeats your state's rule rather than shortening it.
How DoorKeeping handles it
In DoorKeeping you can ask Claude or ChatGPT to draft an entry notice for a unit and a time window, then approve it with one tap before it goes out. Work orders and tenant messages stay with the property. DoorKeeping is $2 per unit per month and does not give legal advice, so confirm your state's entry rule with your own attorney.
Sources
- Oregon Revised Statutes chapter 90 (ORS 90.322), read Oct 29, 2026
- Florida Statutes 83.53, landlord's access to dwelling unit, read Oct 29, 2026
- Washington RCW 59.18.150, landlord's access, read Oct 29, 2026
- Arizona Revised Statutes 33-1343, access, read Oct 29, 2026
Questions
- Can a landlord enter without notice?
- In an emergency, yes, in the states covered here. Otherwise give the notice your state requires, such as 24 hours in Oregon or two days in Washington and Arizona.
- Can my lease say the landlord may enter any time?
- A lease clause generally cannot shorten the notice your state law requires. Write the entry clause to match your state rule.
- Does a text message count as notice?
- Washington requires written notice, and whether a text counts can depend on your lease and state. Many owners name text and email as notice methods in the lease and keep a copy of every message.