Can You Decorate a Rental Property Without Permission?

In most cases, no.

Even if you've signed an Occupation Contract and plan to stay in the property for several years, you should always seek permission before making decorative changes.

This includes:

• Painting walls
• Wallpapering
• Installing shelves
• Replacing flooring
• Changing light fittings
• Tiling kitchens or bathrooms
• Drilling large holes into walls

Many Occupation Contracts contain clauses explaining what alterations require consent, so it's always worth checking your agreement first.

What About Hanging Pictures?

Small decorative changes are generally less of a concern.

Many landlords are happy for tenants to:

• Hang pictures
• Put up mirrors
• Add temporary decorations

However, because these can still leave holes or damage walls, it's always best to ask first rather than assume permission has been granted.

Good communication helps avoid disputes at the end of the tenancy.

Decorating Rules in Wales

Under the Renting Homes (Wales) Act, landlords should not unreasonably refuse a tenant's request to make decorative changes.

If you'd like to personalise your home, you should:

1. Contact your landlord or letting agent.
2. Explain the changes you'd like to make.
3. Wait for written permission before starting any work.

In many cases, landlords may agree on the condition that the property is returned to its original decorative standard when the tenancy ends.

This creates a fair balance between allowing tenants to make a property feel like home while protecting the landlord's investment.

Why Might a Landlord Refuse?

A landlord isn't expected to approve every request.

Examples of reasonable reasons for refusing permission include:

• Protecting recently decorated rooms
• Maintaining consistency within the property
• Preventing damage to expensive finishes
• Preserving listed or period features
• Avoiding alterations that could reduce the property's value

Every request should be considered individually.

Decorating Without Permission Could Affect Your Deposit

Before reaching for the paintbrush or power drill, remember that unauthorised alterations are one of the most common causes of tenancy deposit disputes.

If decorative work isn't approved, you could be asked to pay for:

• Repainting walls
• Removing wallpaper
• Filling holes
• Repairing damaged plaster
• Replacing fixtures or fittings

These costs may be deducted from your tenancy deposit at the end of your Occupation Contract.

Seeking permission first is almost always the easiest and cheapest option.

Tips for Tenants Wanting to Personalise Their Home

If you'd like to make your rental property feel more like home without risking your deposit, consider changes that don't permanently alter the property, such as:

• Rugs
• Freestanding shelving
• Cushions and throws
• Indoor plants
• Artwork using removable hooks (where appropriate)
• Lamps and decorative lighting
• Temporary window dressings

These additions can transform a space without causing permanent damage.

Advice for Landlords

Allowing reasonable decorating requests can often benefit both landlords and tenants.

Long-term tenants who feel comfortable in their home are often more likely to:

• Stay longer
• Look after the property
• Report maintenance issues promptly
• Treat the property with care

Having a clear decorating policy within your Occupation Contract helps set expectations from the beginning of the tenancy.

RedKey Property Services Can Help

Whether you're a landlord deciding how to respond to a decorating request or a tenant unsure what you're allowed to do, our experienced team is here to help.

At RedKey Property Services, we provide professional letting, property management and landlord services across Newport, Cardiff and South Wales.

We'll guide you through Occupation Contract obligations, property maintenance and tenancy management, ensuring both landlords and tenants understand their rights.

Need advice? Get in touch with our friendly team today.

📞 01633 387970

📧 hello@redkeylets.co.uk

Frequently Asked Questions

Can tenants paint walls in a rental property?

Not without permission. Always ask your landlord or letting agent before decorating, even if you plan to repaint the walls before moving out.

Can a landlord refuse decorating requests in Wales?

Yes, but under Welsh housing legislation they should not unreasonably refuse requests. Each application should be considered on its own merits.

Will decorating affect my tenancy deposit?

It can. If you decorate without permission or fail to return the property to its agreed condition, deductions may be made from your tenancy deposit.

Can I hang pictures in a rented property?

Many landlords allow small picture hooks or nails, but it's always best to ask before making holes in the walls.