UK Landlord Forum / Life

I've been a LL for nearly 24 years and not a lot surprises me these days however I'd like other's opinions on the following scenario:

A regulated tenant has just about refused a repair/upgrade we consider absolutely necessary to comply with HHSRS. He has been using avoiding tactics for about 5 years now when we have asked him to allow us to replace his very old kitchen. These tactics are now so repetitive and predictable we have come to the conclusion it amount to a refusal.

I am well aware the T can deny me permission to enter and should that happen, a court order is the only way forward unless a true emergency exists. The T always pays on time (which regulated T wouldn't) and is generally pleasant as we always are but this situation is a bit of a puzzle.

Document things and let them live in a *hit hole if they want to, their choice.  I'd be delighted if a regulated tenant didn't allow me to do work.  A kitchen must be about half a decades worth of rent.