Moving out of a rental property in London can feel stressful—especially if you’re not sure who’s meant to handle the painting. Whether you’re a landlord prepping for new tenants or a tenant hoping to get your deposit back, knowing your painting responsibilities really matters.
In the UK, landlords usually handle painting at the end of tenancy for normal wear and tear. Tenants, though, might have to pay for painting if they’ve caused damage or changed colours without permission.
The details depend on your tenancy agreement and the state of the property. It’s easy to get tripped up if you don’t check these things.
Key Takeaways
- Landlords deal with painting for regular wear; tenants pay if it’s actual damage or unauthorised changes.
- Always read your tenancy agreement and get written permission before painting.
- Professional painters can help avoid disputes and keep deposits safe.
Understanding End of Tenancy Painting Requirements
End of tenancy painting rules decide who’s responsible for painting and decorating when a lease finishes. These rules change depending on your agreement and the property’s condition.
Definition and Importance in Rental Agreements
End of tenancy painting means the work needed when a tenant moves out. This might be repainting walls, touching up scuffs, or just getting the place back to how it was.
Your tenancy agreement should say who pays for what. Most spell out whether it’s your job or the landlord’s.
Normal wear and tear looks like:
- Paint faded by sunlight
- Small nail holes from hanging pictures
- Minor scuffs
Tenant damage includes:
- Painting without permission
- Big holes in the walls
- Heavy stains or huge marks
Landlords handle normal wear and tear. You’re on the hook for anything above that.
The lease is legally binding. It sets clear expectations for both sides.
Common Expectations in London Properties
London rentals often have pretty high standards, probably thanks to the fast tenant turnover. Most landlords want properties back in move-in condition.
Typical expectations include:
- Neutral colours—think white, cream, or magnolia
- Professional-looking finish
- Walls prepped before painting
- Woodwork and skirting boards included
Plenty of London landlords just hire professional painters between tenants. It keeps the quality up and the turnaround quick.
If you painted without permission, you’ll probably need to restore the original colours. Some agreements let you decorate, but only if you put it back before you leave.
Professional painters in London usually charge £200-400 per room, but it depends on the size and state of the place.
Take photos of any damage when you move in. It’s the easiest way to protect yourself from unfair charges later on.
Landlord Responsibilities for End of Tenancy Painting
UK landlords have some pretty clear duties around painting and decorating when tenancies end. They need to handle basic maintenance painting, especially for normal wear, and make sure the place is up to standard for the next tenants.
Legal Obligations and Good Practice
Landlords have to repaint to cover normal wear and tear at the end of a tenancy. This means scuffs, minor scratches, and faded paint from everyday life.
The Landlord and Tenant Act 1985 says landlords must keep the property’s structure and interior in good shape. Painting counts as maintenance if it’s about basic upkeep.
You’re legally responsible for:
- Fixing paint damaged by normal use
- Restoring walls to neutral if tenants changed them
- Maintaining paintwork that affects the property’s condition
- Paying for standard maintenance painting
Landlords can’t charge tenants for painting caused by normal wear. But if a tenant caused extra damage, you can recover those costs.
Make sure your tenancy agreement spells out painting responsibilities. Be specific about what counts as normal wear versus tenant damage—it’ll save headaches later.
Take photos of the paintwork at move-in and move-out. It’s simple, but it really helps settle any disputes.
Preparing a Property for New Tenants
Landlords should make sure walls and paint look good before new tenants arrive. If there are obvious paint problems, fix them—it makes the place way easier to rent.
Most tenants expect clean, neutral walls when they move in. If the last tenant left weird colours or damaged walls, it’s the landlord’s job to sort that out.
Things to check before new tenants:
- Touch up any scuffs or marks
- Prime and paint over dark or bold colours
- Fix paint damage on woodwork
- Keep the colour scheme consistent
Getting a decorator in often pays off. Good paintwork helps attract better tenants and sometimes justifies a higher rent.
Budget for painting between tenants—it’s part of keeping your property competitive in London’s rental market.
Painting Standards and Professional Finishes
Landlords need to make sure any painting meets decent standards. Bad decorating can lead to complaints and even damage your reputation.
Use good quality paints—they last longer and look better. Cheap paint just means more touch-ups later, and honestly, it shows.
Professional standards look like:
- Smooth, even coverage—no streaks
- Clean, straight lines around edges
- Proper surface prep before painting
- Using the right primer on different surfaces
Stick to neutral colours. Magnolia, soft grey, and off-white usually work best—they appeal to most people and look good in listings.
Consider getting a pro for main living areas. They’re faster and usually do a better job than DIY.
Keep records of paint colours and samples. It makes touch-ups later on much easier.
Tenant Responsibilities and Rights Regarding Painting
Tenants usually have to return walls to their original state if they’ve painted during their tenancy. Always get written permission before making decorative changes—otherwise, you might lose part of your deposit or end up in a dispute.
Restoration and Returning Walls to Original Condition
If you painted the walls, you’ll need to put them back to how they were before you leave. Even if you think the place looks better, the rule still applies.
Normal wear and tear doesn’t mean painting walls new colours. If you painted over white with something bold, you’ll need to repaint it white before moving out.
Take photos of the original condition when you move in. That way, you’ve got proof if there’s a disagreement later.
Your landlord can’t charge you for repainting if:
- The walls were already damaged
- The paint was old and peeling
- You only touched up small scuffs with the right paint
Keep receipts for any paint you buy for touch-ups. It shows you tried to look after the place.
If your changes mean the landlord needs to redecorate professionally, expect the cost to come out of your deposit. In London, repainting is usually £150-300 per room.
Permissions Required from Landlords
Always get written permission before painting or making decorative changes. Verbal agreements won’t protect you if things go wrong.
Most tenancy agreements ban decorating without consent. Double-check your contract for any rules about alterations.
When you ask for permission, be specific:
- What colours you want
- Which rooms you’ll paint
- If you’re hiring a pro or doing it yourself
- That you’ll restore original colours before leaving
Some landlords might allow certain neutral shades, but not bright colours. Always get their answer in writing—ideally with specific colour names or codes.
Don’t assume no answer means yes. If your landlord doesn’t reply, that’s not permission to go ahead.
Touching up small marks with matching paint is usually fine, but let your landlord know what you’ve done.
Potential Consequences of Unauthorised Painting
If you paint without permission, you could end up with some costly problems. It’s not just about the deposit—sometimes it turns into a bigger deal.
The landlord can deduct the full cost of redecorating from your deposit. This covers labour, materials, and time—and in London, it adds up fast.
Serious cases might even lead to:
- Eviction proceedings
- Court action for property damage
- Claims that go beyond your deposit
- Bad references for future rentals
Your landlord needs to show the original condition and actual costs. Still, unauthorised changes nearly always work against tenants in disputes.
Deposit protection schemes usually side with landlords if tenants redecorate without permission—even if the work looks professional.
Some consequences stick around. Property managers share info about tenants who break the rules, which can make finding your next place a pain.
If you’ve already painted without permission, get in touch with your landlord ASAP. Offering to fix it before moving out might help you avoid bigger problems.
Securing Permission and Effective Communication
Getting written permission before painting is the safest way to avoid disputes and protect your deposit. Clear documentation of what’s allowed helps everyone know where they stand at the end of the tenancy.
Requesting Written Approval
You need your landlord’s written okay before painting any rental in the UK. Most Assured Shorthold Tenancy agreements ban changes without permission.
If you paint without approval, you risk losing part of your deposit and souring your relationship with the landlord. Written permission is your best protection.
When you ask, include:
- Which rooms you want to paint
- Exact paint colours and brands
- Whether you’ll use a pro or do it yourself (DIY plans)
- How long you expect it to take
Email or write your request so there’s a record. If you don’t hear back in a week, follow up.
Some landlords might say no, and some will only agree if you stick to certain colours or brands. Either way, get it in writing—it’s just safer.
Negotiating Colour Choices and Standards
Most landlords lean toward neutral colours—white, cream, or light grey. These shades attract future tenants and make repainting easier.
Common acceptable colours:
- Pure white or off-white
- Magnolia
- Light cream
- Pale grey
Steer clear of bold colours like red, purple, or dark blue. Landlords dislike these because they’re tough to cover and can really hurt your deposit.
Talk about paint quality before you start. Landlords might ask for:
- Minimum paint quality (like trade emulsion)
- How many coats you’ll apply
- Professional finish standards
Some landlords do allow a feature wall in another colour. That gives you a bit of creative leeway while keeping most walls neutral.
Documenting Agreements for Deposits
Getting everything in writing can save you tons of trouble later. Always document any painting plans before you pick up a brush.
Essential documentation includes:
- Agreed paint colours and brands
- Expected quality standards
- Who’s paying for materials
- Whether you need a professional painter
- Return condition expectations
Email confirmations count as legal proof. Save every message about painting arrangements.
Snap photos before you start painting. If the landlord claims you caused damage, those pictures can back you up.
Keep painting agreements with your tenancy paperwork. If there’s a deposit dispute, you’ll have all the details handy.
Some landlords still try to deduct painting costs from your deposit, even with agreements in place. Solid documentation helps you fight back through deposit protection schemes.
Choosing Between Professional Services and DIY
Your choice—hire a pro or do it yourself—depends on your budget, skills, and how much time you have. Professional painters offer guaranteed results and insurance, but DIY can save you money if you know what you’re doing. Just be honest with yourself about your abilities.
Benefits of Hiring End of Tenancy Painters
Professional painters know exactly what landlords expect. They pick the right paints for rentals and prep surfaces the right way.
Quality and finish are key for getting your deposit back. Pros use top-notch materials and have the skills for tricky spots—corners, edges, ceilings, you name it.
Most professional services include:
- Insurance in case something goes wrong
- Workmanship guarantees
- Proper tools like ladders and spray guns
- Surface prep—filling, sanding, the works
Time’s tight when you’re moving. Pros finish painting way faster than most DIY efforts.
Dispute prevention is a big plus. Landlords rarely argue with an invoice from a certified painter, so deposit recovery gets a lot easier.
They’ll even handle paint disposal and cleanup, so you can focus on the rest of your move.
When DIY is Appropriate
DIY painting makes sense if you’ve got experience and enough time before your lease ends. Touch-ups or a single accent wall? That’s doable.
Skills you’ll need: steady hand with a brush, clean edges, and knowing your paint types. If you’re shaky on any of these, maybe rethink DIY.
Consider DIY if:
- You’ve painted before and it went well
- The job’s pretty minor
- You already have decent brushes and rollers
- You can spare 3-4 days for the work
Getting surfaces ready eats up time. You’ll need to fill holes, sand rough bits, and prime any stains.
If you’re watching your wallet, you could paint small rooms yourself and hire a pro for main living spaces that need to look flawless.
Cost Considerations and Budgeting
In London, professional end of tenancy painting usually runs £200-600 per room, depending on size and condition. That covers labour, materials, and guarantees.
DIY costs:
- Paint: £30-60 per room
- Brushes/rollers: £20-40
- Primer/filler: £15-25
- Drop cloths/tape: £10-15
DIY takes longer—sometimes double or triple the time a pro needs. That’s time you might not have during a move.
Deposit protection is worth considering. Spending £300 on a pro can save you from losing £500 or more from your deposit.
If DIY goes wrong, you might end up hiring a pro anyway—at the last minute and at extra cost. That’s a headache nobody needs.
In London’s rental market, landlords expect high standards. Sometimes, hiring a professional really does pay off in the end.
Best Practices and Tips for End of Tenancy Painting
Getting end of tenancy painting right comes down to picking the right materials, keeping standards high, and timing the job well. These things make the difference between a smooth move and a deposit nightmare.
Selecting Suitable Paints and Materials
Go for durable, washable paints in rentals. Vinyl silk or satin finishes are best for walls—they resist marks and wipe clean. Use matt emulsion for ceilings, but skip it on busy walls.
Stick with neutrals—landlords love them. Try:
- Magnolia
- Off-white
- Light grey
- Warm white
These shades make rooms feel bigger and appeal to almost everyone.
Invest in good brushes and rollers. Cheap tools leave streaks and waste your time. Use a 9-inch roller for big walls and a 4-inch one for tight spots.
Figure out how much paint you’ll need. One litre covers about 12 square metres with one coat. Most rooms need two coats, so don’t skimp or you’ll get colour mismatches.
Low-odour paints help the place air out faster, which is a bonus if you’re tight on time.
Maintaining High Quality Throughout the Process
Prep is everything. Fill holes, sand rough spots, and wash walls with sugar soap. Even the best paint can’t hide bad prep.
Prime stained or damaged areas to stop marks from bleeding through and to keep colour even.
Take your time cutting in around edges and corners. Clean lines make a huge difference, especially near skirting boards and ceilings.
Don’t slap on thick coats. Two thin layers look better and last longer than one heavy one.
Check your work in daylight. Sunlight shows up missed spots that artificial light hides.
Cover floors and furniture with dust sheets. Clean as you go to keep things tidy.
Scheduling Work Around Moving Dates
Start painting right after the previous tenant leaves. That gives you the most time and lets paint cure before viewings.
Allow 2-3 days for a one-bedroom flat, 4-5 days for bigger places. Drying time between coats matters, especially in winter.
Paint bedrooms first, then living areas, and finish with kitchens and bathrooms. That way, you’re not bumping into wet paint.
Check the weather. Humidity and cold can make paint dry painfully slow.
Coordinate with other trades—get plastering and electrical work done before you paint.
Don’t schedule viewings too soon. Wait 24-48 hours after the last coat so the place doesn’t reek of paint.
Frequently Asked Questions
Wondering who’s on the hook for painting costs or when tenants might get charged? Most of the time, landlords handle painting unless you’ve caused damage or painted without permission.
Who is responsible for painting a rental property at the end of a tenancy in London?
Usually, your landlord takes care of painting at the end of your tenancy. They handle normal wear like faded paint and small scuffs.
You’re only responsible if you painted without permission or caused damage beyond normal use. Always check your tenancy agreement so there are no surprises.
What are the typical expectations for the condition of paintwork when a tenant vacates a property?
Return the place in reasonable condition for the time you lived there. Landlords expect a few scuffs, nail holes, and some fading.
Big holes, crayon marks, or stains from neglect? That’s on you, and you might lose part of your deposit.
If you stayed a long time, landlords expect more wear. Short-term tenants get judged a bit more strictly.
Can a landlord withhold a deposit for normal wear and tear in painted areas?
Nope, they can’t keep your deposit for normal wear. Fading, a few scuffs, and tiny holes are just part of living there.
They can charge you for real damage—like unauthorised colours, lots of holes, or neglect. If they try to claim for normal wear, you can dispute it through your deposit protection scheme. Take photos when you move out.
Are tenants required to repaint if they have lived in the property for several years?
You don’t have to repaint just because you stayed a few years. Long tenancies mean more wear, and landlords expect that.
Landlords repaint between tenants as part of upkeep. You only repaint if you changed colours without asking or caused real damage.
Length of stay doesn’t add extra painting duties for you.
What steps should a tenant take if they disagree with a landlord’s assessment of paintwork at the end of a tenancy?
Take photos of the paintwork when you leave. Compare them with your check-in inventory.
If your landlord tries to charge unfairly, contact your deposit scheme and show your evidence. Keep records of every conversation about the dispute.
How can landlords and tenants avoid disputes over painting responsibilities when the tenancy agreement concludes?
Spell out painting responsibilities right in the tenancy agreement from the beginning. It’s honestly the best way to avoid confusion about who’s on the hook for what.
When you move in, take a bunch of photos and fill out a detailed inventory. That way, you’ve got proof of the paintwork’s condition and a clear idea of what counts as normal wear later on.
If painting issues pop up during your tenancy, don’t wait—bring them up early. Always get written permission before changing paint colors, and talk to your landlord about maintenance as soon as you notice something needs attention.
