Many renters in Wales wonder what they can change in a rented home and when they need permission. This guide explains tenant rights and practical steps for decorating or making minor alterations, such as painting walls, hanging shelves or fitting curtain rails. It covers how to ask your landlord for written consent, what a reasonable refusal looks like, how to document work and the likely responsibilities at the end of the tenancy. If a dispute cannot be resolved, the guide explains how to apply to the First-tier Tribunal and what evidence helps your case. The language is straightforward and aimed at renters who want clear, step-by-step advice for staying on the right side of their tenancy agreement.
Your rights when decorating and making minor alterations
Tenants have the right to quiet enjoyment and must avoid causing damage. Some restrictions come from your tenancy agreement and from law such as the Housing Act 1988[1]. If a landlord refuses consent for a reasonable, minor change you can seek a remedy from the First-tier Tribunal (Property Chamber) (see guidance)[2].
- Painting walls or changing colours.
- Fitting lightweight shelves or curtain rails.
- Installing temporary blinds, hooks or removable fixtures.
Asking permission and record-keeping
Get permission in writing and keep clear records so disagreements are easier to resolve. A simple, dated application and evidence of condition are the most helpful items if you later need to make a case.
- Submit a written application to your landlord and keep a dated copy.
- Take clear photos before and after work and retain receipts as evidence.
- Agree in writing who will pay for repairs or redecoration at move-out.
Official forms and when to use them
There is no standard "permission" form for decorating, but there are official routes if problems arise. Use the correct official form or online process when escalating a dispute.
- Apply to the First-tier Tribunal (Property Chamber) when consent is unreasonably withheld; follow the GOV.UK application guidance and upload your documents.
- Use prescribed possession notices (Section 8 or Section 21) only where eviction proceedings are appropriate, following GOV.UK guidance on notices.
- For disputed deposit deductions, use the official dispute process run by your tenancy deposit protection scheme and complete that scheme's claim forms.
When to consider the tribunal
If your landlord unreasonably refuses permission or seeks excessive charges for reinstatement, you can apply to the First-tier Tribunal (Property Chamber). Prepare a clear timeline, the written application you made, photos, receipts and any written replies from the landlord. The tribunal considers whether the landlords refusal was reasonable and whether any deductions or repair demands are proportionate.
FAQ
- Can I hang pictures or paint the walls?
- Usually you can do minor decorating but check your tenancy agreement. Ask for written permission if the agreement restricts alterations, and be prepared to reinstate at the end of the tenancy.
- What if my landlord says no?
- Try mediation or negotiation first. If that fails, you can apply to the First-tier Tribunal with your written request and evidence to challenge an unreasonable refusal.
- Can the landlord charge me for redecoration?
- Yes, but charges must be fair and linked to actual damage beyond reasonable wear and tear. Keep receipts and photos to contest unfair deductions from your deposit.
How-To
- Check your tenancy agreement and the relevant law before changing anything.
- Write a short application to your landlord that explains the change, timing and who will do the work; include photos of current condition.
- Keep dated photos, receipts and a simple work log to document the alteration.
- Agree with your landlord in writing any conditions, such as restoring the property when you move out.
- If refused, gather your documents and apply to the First-tier Tribunal if you cannot reach an agreement.
Key Takeaways
- Always get permission in writing before making changes to a rented home.
- Take dated photos and keep receipts as evidence of condition and costs.
- Apply to the First-tier Tribunal if a landlord unreasonably withholds consent and you have supporting documents.
Help and Support / Resources
- Rent Smart Wales - guidance for landlords and tenants
- Welsh Government - information for people renting
- First-tier Tribunal (Property Chamber) - how to apply
