When a tenancy ends, painting responsibilities can spark confusion and even arguments between landlords and tenants. Figuring out who pays, when painting is needed, and what counts as damage versus normal wear can save everyone some serious headaches.
Landlords usually handle painting and decorating between tenancies, but tenants might have to pay up if they’ve caused damage or made unauthorised changes. It’s all about knowing your legal obligations, documenting the property’s condition, and keeping communication open.
Whether you’re a landlord prepping for new renters or a tenant wanting to add your personal touch, understanding the rules around end-of-tenancy painting helps you avoid drama. From colour choices to deposit deductions, a bit of knowledge goes a long way.
Key Takeaways
- Landlords have to keep properties in good nick but can charge tenants for damage beyond normal wear and tear.
- Tenants need written permission before making decorating changes and might have to restore original colours before moving out.
- Good photos and clear tenancy agreements are your best defence against painting disputes and deposit trouble.
Understanding End of Tenancy Painting
End of tenancy painting hits both landlords and tenants when a lease wraps up. Who pays for what? Most arguments come from not knowing the difference between normal wear and damage.
Why End of Tenancy Painting Matters
End of tenancy painting decides who picks up the decorating tab when you move out. Your tenancy agreement spells out the rules, but UK law backs both sides.
Normal wear and tear means faded paint from sunlight, a few nail holes from pictures, and little scuffs from daily living. Landlords cover these.
Tenant damage is a different beast—painting without asking, big holes, or heavy stains. You’ll need to pay to fix these.
This difference matters for your deposit. Landlords can’t charge for normal aging, but they can deduct for unauthorised changes or out-of-the-ordinary damage.
Take photos when you move in. Seriously, it can save you from unfair charges if things get messy later.
Most agreements say you need written permission before painting. Skip this step and you could lose some or all of your deposit, even if your paint job looks sharp.
Common Expectations for Moving Out
London rentals set the bar high, thanks to quick tenant turnover. Landlords want the place looking move-in ready, usually with neutral colours.
Standard expectations:
- Walls in white, cream, or magnolia
- A finish that looks professional
- Original colours restored if you painted
- Clean, mark-free walls
If you painted during your stay, you’ll have to return things to the original colour before you go. Even if you think your colour choices are an upgrade.
Professional repainting in London costs about £200-400 per room. Many landlords bring in decorators between tenants to keep things fresh and speed up the process.
Your deposit covers restoration if you made changes without permission. Get written approval before decorating and keep records of what the place looked like when you moved in.
Landlord Responsibilities for Painting
Landlords have painting duties tied to property maintenance and tenant wellbeing. Your main jobs are keeping up decorative standards and knowing the difference between wear and damage.
Providing the Property in Good Decorative Condition
You need to make sure your rental looks good before new tenants move in. That means freshly painted walls that are clean and presentable.
Key requirements:
- Fresh, clean paint in every room
- Safe paint that meets health standards
- Neutral colours unless agreed otherwise
- Covering up stains or marks from previous tenants
The place should feel welcoming and well-kept. Peeling paint or faded walls? Not a great look.
Most tenancy agreements say you’ll provide the place in good decorative order. It protects both you and your tenants.
You can’t charge new tenants extra for basic redecorating between lets. That’s just part of being a landlord.
Frequency of Redecoration and Painting
UK law doesn’t set a repainting schedule for rentals. But you do need to sort out decorative issues as they crop up.
Typical repainting schedule:
- High-traffic areas: Every 2-3 years
- Bedrooms: Every 3-5 years
- Bathrooms and kitchens: Every 3-4 years
- Between tenancies: As needed
If you let to students or have lots of tenants, you’ll probably repaint more often. Student places often need yearly touch-ups.
Staying on top of maintenance saves you from bigger decorating costs down the line. Small fixes beat full redecorations.
Market trends matter too. Well-kept properties pull in better tenants and higher rent.
Addressing Wear and Tear vs. Damage
You’re on the hook for repainting due to normal wear, but you can bill tenants for damage that goes beyond regular use.
Normal wear and tear:
- Faded paint from sunlight
- Minor scuffs from moving furniture
- Little nail holes from hanging pictures
- General dulling over time
Tenant-caused damage:
- Big holes in the wall
- Crayon or pen marks
- Heavy stains
- Unauthorised colour changes
Take photos before and after each tenancy. They’ll help if there’s a dispute over painting.
Don’t deduct normal redecorating costs from deposits. Only charge for damage that goes beyond everyday living.
Think about how long the tenancy lasted. More years means more wear—it’s just life.
Tenant Duties and Best Practices
Tenants have to keep the place looking good and follow the rules for making changes. Your main jobs: keep walls and surfaces clean, get written permission before redecorating, and return the property in decent shape (minus normal wear).
Maintaining Internal Decoration
You need to keep the inside of the property in good shape during your tenancy. That means protecting walls, paintwork, and surfaces from unnecessary damage.
Your basic maintenance duties:
- Clean walls and surfaces regularly
- Don’t go wild with nails for hanging pictures
- Keep crayon or pen off the walls
- Ventilate rooms to avoid damp
Small scuffs and marks? That’s normal wear and tear. You won’t get charged for those.
But if you make big holes, leave heavy stains, or marks that need a repaint, that’s on you. Snap photos when you move in to cover yourself.
Avoid big DIY repairs unless your agreement says it’s okay. Bad fixes often cost more to sort out.
Stick pads on furniture and use door stops to protect the walls. Little things make a difference.
Reporting Issues and Requesting Permission
Always get written permission before making decorative changes. That means painting, wallpaper, or putting up wall fixtures.
Ask for permission before:
- Painting or repainting anything
- Adding wallpaper or wall coverings
- Installing shelves, hooks, or brackets
- Changing light fixtures or fittings
Send your request by email with details—colours, rooms, and whether you’ll put things back before leaving.
If you spot decoration problems caused by property issues, tell your landlord right away. Paint peeling from damp or mould? Don’t wait.
Tenants aren’t responsible for damage from building problems, but delays in reporting can make things worse.
Keep records of all chats about decoration and repairs. It could save your deposit.
Returning the Property in Acceptable Condition
Your agreement probably says you need to return the place in its original decorative state. That means undoing changes you made without permission and leaving things reasonably clean.
Before moving out:
- Fill small nail holes with filler
- Clean wall surfaces and remove marks if you can
- Restore any unauthorised changes
- Take down personal decorations and sticky stuff
You don’t need to repaint for normal wear and tear. A bit of fading, some scuffs, and nail holes from pictures are fine after a long stay.
If you painted with permission, double-check if you need to restore the original colours. Some landlords let you leave good improvements.
Take photos when you leave to show you’ve cleaned up and fixed any damage you caused.
If the walls are really dirty, you might need professional cleaning. Add that to your moving budget if needed.
Differentiating Normal Wear and Tear from Damage
Knowing the difference between normal wear and chargeable damage keeps things fair at deposit time. Normal wear comes from daily life. Damage comes from carelessness or misuse.
Common Signs of Wear and Tear
Normal wear and tear shows up naturally over time. You can’t charge tenants for these.
Paint-related wear and tear:
- Faded patches from sunlight
- Small scuffs on walls
- Minor chips on door frames
- Colours that just look a bit duller
General decorating wear:
- Light marks where furniture touched walls
- Nail holes from pictures
- Slight peeling of wallpaper at the edges
- Wear patterns on busy surfaces
The age and quality of stuff matters. A five-year tenancy will show more wear than a six-month one.
More tenants usually means more natural wear on the place.
What Constitutes Chargeable Damage
Damage is when things go beyond normal wear—usually from carelessness or accidents. You can charge tenants for these repairs.
Paint damage that’s chargeable:
- Big holes punched in walls
- Crayon or pen marks
- Unauthorised painting or paint removal
- So much dirt you need to repaint
Other chargeable decorating damage:
- Torn or removed wallpaper
- Burns or heat marks on surfaces
- Stains from spills or smoking
- Damage from yanking out fixtures
Things to consider:
- How long should it last? (product lifespan)
- Did the tenant take care?
- What was the original condition?
You need proof that damage goes beyond normal wear. Keep those records and photos.
Choosing Paint Colours and Decorating Approaches
Picking the right paint colours for rentals is a balancing act. You want to attract tenants but also make it easy to maintain.
Benefits of Neutral Colours for Rentals
Neutral paint colours have the broadest appeal for renters. Shades like soft whites, beiges, and light greys make spaces look clean and modern, and most people can picture their own stuff in them.
These colours make rooms feel bigger and brighter. Light shades bounce natural light around, which is always a win.
Maintenance is easier with neutrals. Touch-ups blend in, and you won’t need to repaint the whole place when tenants move out. Most landlords find neutral walls are easy to freshen up between tenancies.
You save money in the long run. Neutrals rarely go out of style, unlike bold colours that might look dated or clash with tenants’ furniture.
Popular neutrals include:
- Greige (that grey-beige mix)
- Light grey
- Soft white
- Warm beige
- Subtle off-whites
Appropriate Colour Schemes in Tenancies
Room-specific considerations really matter when you’re decorating rental properties. Kitchens and bathrooms usually look best in crisp whites or light greys—they just feel clean and fresh.
Living areas tend to work well with warmer neutrals like beige or greige. These colours make spaces welcoming without boxing you in on furniture choices.
Bedrooms should promote relaxation and rest. Light blues, soft greys, or warm whites usually create a peaceful vibe that most tenants appreciate.
Avoid personal colour preferences altogether. What you love might not suit your tenants. Dark colours can make rooms feel smaller and they show wear faster.
Most landlords let tenants decorate in magnolia, white, or very light grey. These shades usually don’t need repainting at the end of a tenancy, though not every agreement promises that.
Think about your property’s existing features when you pick colours. Make sure the paint works with the flooring, fixtures, and any interesting architectural details, not against them.
Managing Painting Disputes and Deposit Deductions
Painting disputes pop up when landlords and tenants can’t agree on who should pay for redecorating costs at the end of a tenancy. Good documentation and honest communication go a long way toward sorting things out and keeping deposit deductions fair.
Inventory and Documentation
Always create a detailed inventory with photos before tenants move in. This gives you evidence if you end up arguing about painting or decorating costs later.
Snap clear photos of every wall, ceiling, and paint finish. Get close-ups of any existing marks, scuffs, or spots where the paint’s already looking tired. Date and timestamp everything for legal backup.
Write down the condition of the paintwork alongside your photos. Useful details include:
- Paint colour and finish (matt, satin, gloss)
- Age of existing paintwork
- Any visible wear, stains, or damage
- Quality of previous decoration work
Update your inventory during inspections if you spot new issues. This helps track when damage happened and keeps everyone honest about what’s new and what’s old.
Hang on to receipts for any painting work you pay for between tenancies. These help prove what you spent and let you work out fair deductions based on how long the paint should last.
Resolving Decoration Conflicts Between Parties
When tenants move out, compare the property’s condition to your original inventory. You can only deduct for damage that goes beyond normal wear and tear.
Fair wear and tear means minor scuffs, small nail holes, and some fading. You can’t charge tenants for these.
Chargeable damage covers things like big holes, crayon marks, unauthorised paint colours, or stains that mean you have to redecorate. Deductions should reflect the paint’s age and expected lifespan.
If tenants push back on your deductions, try talking it out. Show them your evidence from the inventory and photos. Sometimes you’ll need to compromise, especially if the damage isn’t clear-cut.
Deposit protection schemes step in if you can’t agree. They’ll look at tenancy length, paint quality, and whether the damage is just ordinary use or something more.
Frequently Asked Questions
Knowing the rules about end of tenancy painting helps both landlords and tenants avoid headaches. Most decisions hinge on whether the damage is beyond normal wear, what your agreement says, and who actually caused the problem.
How can I assess fair wear and tear when it comes to repainting at the end of a tenancy?
Fair wear and tear means the natural fading and small marks from everyday use. Think paint fading from sunlight, scuffs from moving furniture, and tiny nail holes.
Longer tenancies usually show more wear—it’s normal. A three-year let will look more lived-in than a six-month one.
Normal wear and tear includes:
- Paint fading or slight discolouration
- Small scuffs on walls
- Tiny nail holes from picture frames
- General dullness from everyday living
Damage beyond fair wear includes:
- Large holes in walls
- Crayon or pen marks
- Excessive dirt or stains
- Paint colours applied without permission
Take photos at move-in and move-out. They’ll make any dispute so much easier to resolve.
The tenant’s deposit only covers actual damage. You can’t charge for routine redecorating that comes with normal property upkeep.
What are the responsibilities of landlords regarding painting before a new tenant moves in?
You need to provide a property that’s fit for human habitation under the Homes (Fitness for Human Habitation) Act 2018. That means fixing any decorating issues that affect safety or basic living standards.
You don’t have to repaint after every tenant leaves. Just make sure the walls are clean, undamaged, and ready for new people.
You’re responsible for:
- Fixing paint peeling from damp or structural issues
- Addressing mould on walls
- Keeping up decent decorative standards
- Making sure the décor looks neutral and clean
You don’t have to:
- Repaint after normal wear and tear
- Pay for tenant-caused damage
- Upgrade perfectly good decoration
Most landlords repaint every 3-5 years, depending on turnover and property condition. Fresh paint attracts better tenants and cuts down on empty periods.
Professional decorating between tenancies counts as a business expense. You should budget for it as part of your regular maintenance.
As a tenant, can I repaint the property myself before vacating, and are there any restrictions?
You can only repaint if your tenancy agreement says so or your landlord gives you written permission. Most leases require you to restore the property to its original decorative state.
If you painted without permission, you’ll probably need to put the original colours back—even if you think you improved things.
Before painting, check:
- Your tenancy agreement’s decoration rules
- If you have written landlord permission
- The original paint colours and finishes
- Any requirements for professional work
Some agreements insist on professional decorators for restoration. DIY painting might not cut it.
Common restrictions include:
- Specific paint types or brands
- Professional application requirements
- Colour limitations or approved lists
- Finish quality standards
Take photos of the original decoration when you move in. It’ll save you from unfair demands later.
If the restoration looks tricky, get quotes from pros. Factor that into your decision before making changes.
What should be included in the tenancy agreement regarding redecoration at the end of a lease?
Your tenancy agreement should spell out who pays for end of tenancy decorating and when. This keeps things clear and avoids arguments.
Key clauses should cover:
- Whether you must restore to original condition
- The difference between wear and damage
- Permission rules for decorating changes
- Professional standards for any restoration
The agreement should say if tenants need written consent for all decorating. Some landlords are fine with little things like picture hooks.
Add colour restrictions if you care about them. You can specify only neutrals or give a list of approved colours.
Make financial responsibilities clear:
- Who pays for normal wear and tear
- Tenant liability for unauthorised changes
- Professional decorator requirements
- How deposit deductions will work
Define what “professional standard” means if you want that for restoration. Say if DIY is okay or if you want qualified tradespeople.
Make betterment clauses clear so tenants know they won’t get charged for leaving the place in better shape than they found it.
Are there specific colour schemes recommended for landlords to use between tenancies to minimise redecoration work?
Neutral colours are your best bet for rentals. They appeal to most tenants and hide little marks better than bright or dark shades.
Stick to magnolia, soft white, pale grey, or light beige. These colours make rooms feel larger and brighter, and they don’t go out of style quickly.
Room-by-room suggestions:
- Living areas: warm neutrals like cream or pale beige
- Bedrooms: soft whites or very light greys
- Bathrooms: crisp whites or subtle pale blues
- Kitchens: clean whites or light greys
Steer clear of dark colours, bold shades, or busy patterns. Tastes vary, so neutrals give you a wider audience.
Pick washable paint finishes—they’re easier to clean. Slightly textured paint can help hide scuffs too.
Use the same neutral palette throughout for a consistent, professional look. It just makes the place feel more put together.
Test your paint colours in different lighting before you commit. Sunlight and artificial light can make the same colour look totally different.
How much time should a landlord allow for repainting between tenants to ensure timely completion?
For most properties, allow about 3-5 days for professional repainting. The exact time depends on the number of rooms and how much prep work needs doing.
Drying time between coats matters too. If a place needs more prep—like filling holes, treating damp patches, or stripping wallpaper—expect it to take several extra days.
Timeline considerations:
- Size of the property and number of rooms
- How much prep work is needed
- Weather, since humidity and temperature affect drying
- When decorators are actually available
Try to book decorators before the current tenants move out. The best ones tend to get snapped up, especially during the summer rush.
If you can, line up other jobs like carpet cleaning or minor repairs at the same time. It just makes life easier and cuts down on empty days.
Honestly, the season can throw a wrench in your plans. Winter slows everything down—paint dries slower, and those short days don’t help either.
