Living in a shared house in Wales often means tenants want to make simple changes like hanging shelves or replacing fixtures. This guide explains when you need permission, how to ask your landlord in writing, and what steps to take if consent is refused. It focuses on everyday tenant actions and clear, practical steps for renters and tenants in Wales: documenting requests, collecting dated evidence, and using official application routes if a dispute cannot be resolved informally. Follow the approach here to protect your rights, keep communal spaces safe, and reduce the risk of charges or compulsory restoration at the end of your tenancy.
What counts as an alteration?
Not all changes are the same. Minor decorations are different from structural or safety-related work. Typical examples include:
- Painting and decorating a rented room
- Hanging shelves or picture rails
- Installing plumbing or bathroom fittings
- Changing locks or replacing keys
- Work affecting gas, electrics or fire safety
- Removing or altering internal walls (structural)
Do you need permission?
Your tenancy agreement is the first place to check: many agreements set out exactly what you can and cannot change. The law that governs landlord and tenant relationships also affects permissions; relevant statutes include the Housing Act 1988 and the Rent Act 1977.[1][2]
If the agreement is silent, follow a clear written request process and keep copies.
- Check your tenancy agreement and highlight any clauses about alterations or consent.
- Write to your landlord with a clear description of the work, proposed start dates and the names of contractors if relevant, and keep a sent copy.
- Attach photographs or diagrams and keep receipts for any agreed works as evidence.
- Allow reasonable access for inspections and safety checks if requested by the landlord.
- If works affect gas or electrical systems, use qualified engineers and obtain safety certificates.
When to apply to the tribunal
If you and your landlord cannot agree, you may be able to ask the First-tier Tribunal (Property Chamber) to decide. Use the tribunal route when consent is unreasonably withheld, when you need an order for necessary repairs, or when compensation is appropriate.[3]
- Collect dated photos, messages, emails and written requests as evidence.
- Keep copies of quotes, contractor details and any safety certificates.
- Retain receipts for work you personally paid for if you later seek compensation.
Official forms and how to use them
There is not a single universal "permission" form for tenant alterations, but the following official routes are commonly used:
- Application to the First-tier Tribunal (Property Chamber) — use the tribunal application form and guidance to ask for a decision if the landlord refuses consent or to seek orders for repairs or compensation; see the tribunal guidance for when and how to apply.[3] Example: a tenant who requested permission to install a fixed wardrobe and was refused might apply to the tribunal asking it to grant consent or order compensation after showing evidence of need and prior requests.
- Listed building consent application — if your shared house is a listed building, you must apply to the local planning authority for listed building consent before making alterations that affect historic fabric.[4] Example: replacing original windows in a listed house will usually require a formal listed building consent application to the council.
FAQ
- Can I hang shelves or put up pictures in my room?
- Yes in most cases you can make minor, non-structural changes but check your tenancy agreement and get written permission for anything that is permanent.
- What if my landlord refuses permission?
- First try mediation and keep records of your requests; if that fails you can apply to the First-tier Tribunal (Property Chamber) to resolve the dispute.[3]
- Am I liable for returning the property to its original state?
- Often yes for permanent alterations; a landlord may require restoration or make a deduction from your deposit if the tenancy agreement allows it.
How-To
- Check your tenancy agreement and any clauses about alterations.
- Write to your landlord with details, photos, and the reason for the change and keep a copy.
- Allow reasonable time for the landlord to reply and agree a timescale for works.
- If consent is refused, gather evidence, record communications and apply to the First-tier Tribunal (Property Chamber).
Key Takeaways
- Always check your tenancy agreement before making changes.
- Keep dated photos and written requests to support any dispute.
Help and Support / Resources
- First-tier Tribunal (Property Chamber) - how to apply
- Housing Act 1988
- Apply for listed building consent
