Thread: I think tennant has done a runner - my rights?

I would post a letter through the letterbox giving him 24 hours notice that you intend to enter the property. Wait the 24 hours and then go in. You've served the required notice and so are within your rights.

I believe you are also within your rights to enter immediately in an emergency, maybe you're concerned for his health since you haven't seen or heard from him and the house hasn't changed each time you visit and you just want to check he's ok?

Tread carefully- even with 24 hour notice the tenant has a right to refuse permission and if he finds out that you have entered without his permision and with a poorly defined notion of "emergency", he would be within his right to allege trespass. When does the tenancy expire? Is the rent being paid?
Is there a break clause in the tenancy agreement? Is there a term in the agreement which states that the property musn't be left empty for specified period?
I would try to exhaust all legal ways of getting access or re-gaining posession before you go in. Even if it looks like the tenant may have gone away but left his posession there you cannot take possession of the property at this stage. Moreover, even if a tenant has disappeared and taken their belongings, some would argue that unless you've served notice properly, you must still go through the courts and cannot enter the empty property until given possession.
Have you researched an option of hiring a tracing agency?
More detailed advice on what steps to take can be found at LandlordZONE Forums - Rental Property Questions

Well, if the tenancy is about to expire, then you are in a better position, but only slightly- because the tenant doesn't have to vacate on expiry. You would have to get a court order and maybe even an enforcement order to get him out. I know that on a balance of probabilities he is most likely to have left, but be cautious!