Can a tenant refuse showings in California?

They cannot refuse a properly noticed showing under §1954(d)(2). Refusal of a lawful, noticed entry for a permitted purpose is a lease violation supporting a 3-day cure or quit. But the showing must be properly noticed: written 24-hour for the first, oral 24-hour for subsequent within 120 days.

What if the notice was defective?

If the showing notice didn't comply with §1954(d)(2), the tenant's refusal is lawful. Re-notice properly before pursuing any cure or quit.

How many showings can I run?

§1954(d)(2) doesn't set a hard limit, but pattern of excessive showings can breach quiet enjoyment and create harassment exposure. Set appointment windows (e.g., 2 days per week from 10–4) and stick to them.

What about the tenant's right to be present?

The tenant can be present but cannot refuse a properly noticed entry. Tenant presence isn't required for the showing to proceed.

What if there's a pattern of refusals?

Document each. Serve cure-or-quit citing the lease access provision plus §1954. Repeated refusals after notice can build toward a UD on the lease-violation just cause.

§1954(d)(2) · Showing rules

Tenant refuses showings. If the notice was clean, the refusal is the violation.

Properly noticed showings under §1954(d)(2) — refusal is a lease violation. Cure or quit. But verify your notice was clean first; defective notice means the tenant's refusal was lawful.

TL;DR

§1954(d)(2): written 24-hour first showing, oral 24-hour subsequent for 120 days. Refusal of a properly noticed showing = lease violation. 3-day cure or quit. But verify notice was clean — defective notice = lawful refusal.

The procedural sequence

Verify your showing notice complied with §1954(d)(2).
If proper notice was refused, document the refusal in writing (email tenant a record of the missed showing).
Serve 3-day cure or quit citing lease access provision and §1954.
Cure = tenant allows next properly noticed showing.
If not cured, UD with lease-violation just cause.

Avoid the excessive-showings trap

Even with proper notices, a pattern of frequent showings can breach quiet enjoyment. Set windows, stick to them, document the cadence. The tenant who's been showing-bombed has harassment counter-claims.

Common questions — tenant refuses showings

Can they refuse?

Not a properly noticed showing under §1954(d)(2).

Defective notice?

Refusal lawful. Re-notice.

Limit on showings?

No hard cap but excessive frequency breaches quiet enjoyment.

Tenant presence?

Optional, not required for showing.

Pattern of refusals?

Document, cure or quit, UD if not cured.