Many tenants in England want to improve or adapt their rented homes but are unsure when they can make changes and how to get landlord permission. This guide explains in plain terms what counts as an alteration, the usual consent requirements in tenancy agreements, and practical steps for asking a landlord. It covers what to do if consent is denied, how to document your request, and when you might apply to the First-tier Tribunal (Property Chamber) to resolve a dispute. Practical examples and official forms are included so tenants can follow each step confidently and protect their rights while keeping the property safe and habitable.
What counts as an alteration?
An alteration is any change that makes a permanent or structural difference to the property, or that affects fixtures and building services. Everyday repairs you are asked to carry out are different from alterations: repairs restore the original condition, whereas alterations change it.
- Before you knock through walls or remove built-in features, check whether the tenancy contract requires written permission.
- Alterations that affect heating, plumbing or structure (for example changing radiators or moving a load-bearing wall) usually need express consent.
- If the lease or tenancy requires you to give a formal notice or submit an application first, follow that process exactly.
- Small, non-permanent changes such as removable shelving or picture hooks are often allowed but still check the agreement to be sure.
Getting landlord consent
Most tenancies require consent for alterations. Consent can be an express clause in the tenancy agreement or a statutory requirement in leasehold contexts. The safest approach is to ask in writing, attach clear photos or plans, state who will do the work and propose reasonable times for access.
- Send a written request with photographs or a drawing so the landlord can clearly see the proposed changes.
- Offer a timeline for the work and say who will carry it out, including proof of contractor insurance if relevant.
- If the landlord gives permission, make sure the reply is a dated written statement describing what was approved.
When consent is refused and next steps
If a landlord refuses consent, ask for written reasons and try to negotiate reasonable conditions (for example restoring the property at the end of the tenancy). If you believe consent has been unreasonably withheld, you can consider applying to the First-tier Tribunal (Property Chamber) for a decision on the dispute.[2] The tribunal can weigh the tenant's reasons and the landlord's concerns and may impose conditions such as reinstatement at the tenancy end.
Keep dated copies of all correspondence, photos of the property before and after any works, receipts for materials and contractor details. Good records improve your chance of a favourable outcome.
Official forms and when to use them
There is no universal government "alterations permission" form, but if a dispute goes to the tribunal you will use the tribunal application process. Commonly used official document:
- Application to the First-tier Tribunal (Property Chamber) 9 — use this when you cannot resolve consent issues with the landlord and need a formal decision; for example, you asked for permission to install a fitted kitchen, the landlord refused in writing, and you want the tribunal to decide. Apply to the First-tier Tribunal (Property Chamber)
Practical example
Emma wants to fit built-in wardrobes. She emails her landlord with photos and a contractor quote and asks for written permission. The landlord refuses without explanation. Emma keeps the refusal email, takes dated photos of the room, asks for a reason in writing and then applies to the First-tier Tribunal asking for permission or reasonable conditions. The tribunal can decide whether the alteration is reasonable and set conditions such as requiring repair at the end of the tenancy.
FAQ
- Do I always need permission to make changes?
- It depends on your tenancy agreement and the nature of the change; permanent or structural changes usually need permission and some leases require a formal application.
- What if my landlord says no?
- Ask for written reasons, try to negotiate conditions, and if necessary apply to the First-tier Tribunal (Property Chamber) to resolve the dispute.[2]
- Will I have to restore the property when I leave?
- Often yes for significant alterations; get clarity in writing about whether reinstatement will be required and include this in any permission granted.
How-To
- Gather your tenancy agreement, photos of the area you want to change and any contractor estimates.
- Write a clear request explaining the work, attaching photos, plans and proposed timings.
- Give the landlord a reasonable period to respond and follow up politely in writing if there is no reply.
- If permission is granted, secure a dated written consent that states any conditions.
- If permission is refused and negotiation fails, apply to the First-tier Tribunal (Property Chamber) for a decision.
Help and Support / Resources
- First-tier Tribunal (Property Chamber) - GOV.UK
- Private renting: advice and guidance - GOV.UK
- Housing Act 1988 - legislation.gov.uk
