Paint may seem like a small detail, but in UK rentals, it often sparks big questions: who’s responsible for repainting, the landlord or the tenant? Landlords usually handle painting a rental property. They also maintain the wall paint after regular wear and tear. Tenants might have to repaint if they painted the walls without permission or if the damage is more than usual wear and tear. A good tenancy agreement will clearly lay out the responsibilities of each party.
A survey by the Tenancy Deposit Scheme found that 32% of disputes in the private rented sector were about interior decoration, like painting.
If you are unsure about your rights or have a dispute over painting or repairs, Housing Disrepair Experts can help. They provide fair, professional guidance and support.
What Are the Landlord’s Legal Responsibilities for Painting a Rental Property in the UK?
A landlord must repaint when walls deteriorate through age, damp, or general wear and tear, not due to tenant misuse. Under the Landlord and Tenant Act 1985, a landlord must keep the property “fit for human habitation” by handling painting duties. That means carrying out property maintenance such as repainting when walls are damaged by damp, leaks, or natural fading.
Typical times a landlord must repaint:
- Peeling or mouldy paint caused by structural damp.
- Major discolouration or ageing between long tenancies.
- When failing paint affects safety or hygiene.
Keeping properties in good condition is not just about looks. It protects the building, makes it liveable and meets UK tenancy laws. In the UK’s private rented sector, 60% of tenants reported issues with disrepair that their landlord should fix.
Read more in detail about a landlord’s repair and maintenance obligations under UK tenancy law in our comprehensive landlord responsibilities guide.
What Counts as Normal Wear and Tear in a Rental Property?
Wear and tear means natural ageing, not damage from normal use over time. Every rental property experiences wear and tear, such as fading paint, tiny scuffs, or light scratches. This is the landlord’s responsibility, not the tenant’s obligation.
| Normal Wear and Tear | Damage Beyond Wear and Tear |
| Faded or dull paint | Deep scratches or gouges |
| Small nail holes | Unauthorised wall colours |
| Minor scuff marks | Stains from smoke or grease |
| Sunlight fading | Torn wallpaper or graffiti |
When evaluating repainting needs, landlords should distinguish apart wear and tear from damage done by tenants. Only tenant damage justifies the costs of repainting.
When Is a Tenant Responsible for Painting or Redecorating a Rental Property?
A tenant is responsible for repainting when damage is their fault or when they redecorate without permission to paint. Landlords manage general wear and tear. However, tenants must paint when they cause visible damage or make unauthorised changes. Examples include:
- Painting bold colours without consent.
- Stains from smoking or spills.
- Stickers, graffiti, or holes in plaster.
These breaches often appear in tenancy agreement clauses. If violated, tenants may owe decorating costs or repaint rental walls to restore the property’s condition.
If you are a tenant worried about unfair repainting costs, then read our comprehensive guide on tenants’ responsibilities.
How to Determine Who Is Responsible for Painting a Rental Property, Landlord or Tenant?
Check the tenancy agreement, inspection reports and cause of deterioration to identify who must repaint. Responsibility becomes clear by following a few logical steps:
- Review your lease agreement. It defines decorating responsibilities.
- Check the inspection photos. They show whether damage occurred during the tenancy.
- Assess the cause. Natural wear is the landlord’s duty, while damage from misuse is the tenant’s responsibility.
- Seek expert advice. Property management services and legal advisors in the UK can help you understand tenancy law responsibilities.
This approach ensures fairness and helps to prevent tenant disputes.
How Often Should Landlords Repaint or Redecorate a Rental Property in the UK?
Most landlords repaint every 3–5 years or between tenancies to maintain good property condition. There is no fixed legal requirement, but repainting frequency depends on property use and tenant turnover. Regular repainting between tenancies keeps the home fresh and attractive.
Recommended intervals:
- 3 years: High-traffic homes or family rentals.
- 5 years: Lightly used or well-maintained flats.
- Before re-letting: If the paint is visibly worn or outdated.
Timely maintenance reflects good landlord decorating duties and protects long-term asset value.
Can Tenants Paint or Redecorate a Rental Property Without Permission?
No, tenants must always get written permission to paint before making changes. Most tenancy agreements prohibit redecoration without approval. If a tenant paints without consent, the landlord may:
- Demand that the property be repainted to its original colour.
- Deduct the decorating costs from the deposit.
- Treat it as damage beyond wear and tear.
Some landlords let you make small updates if they are done well and in neutral colours. Always get written confirmation to prevent disputes later. A recent study on landlord behaviour found that 25% of landlords know tenants redecorate without permission, but still allow it. This shows how common the practice is.
Do Tenants Have to Repaint or Restore Walls When Moving Out?
Tenants must return the property in a similar condition, allowing for normal wear and tear and not pay for full repainting. At the end of the tenancy, the tenant’s duty is to maintain reasonable cleanliness and undo unauthorised decoration. They don’t owe full repainting costs unless:
- They changed the colour scheme.
- The walls show visible damage.
- The décor breaches the rental agreement clauses.
Deposit protection schemes help ensure that landlord vs tenant obligations are judged fairly.
Can Landlords Charge Tenants for Painting or Redecoration Costs in the UK?
Yes, but only if they can prove the tenant caused the damage or redecorated without consent. A landlord can deduct repainting costs if supported by evidence such as:
- Move-in and move-out photos.
- Contractor quotes or invoices.
- Proof that the deterioration wasn’t natural wear and tear.
Example cases:
- Fair: Tenant painted dark colours without approval.
- Unfair: Paint faded naturally over time.
Tenants can challenge unfair charges through approved deposit schemes. They can also seek help from Housing Disrepair Experts for advice.
Why Choose Housing Disrepair Experts for Help with Landlord Painting Disputes?
They offer trusted legal support for tenants facing unfair painting charges or poor property maintenance. Housing Disrepair Experts specialise in resolving landlord vs tenant obligations across England and Wales. Their team assists with:
- Unfair tenant damage charges or withheld deposits.
- Unsafe or poorly maintained rental property conditions.
- Claims involving landlord repairs and maintenance, or neglected décor.
Ready to take action? Contact us today to request your free consultation and find out how we can help you resolve your painting dispute quickly and effectively.
Final Thoughts
To summarise, who is responsible for painting, the landlord or the tenant, in the UK?
- Landlords handle repainting caused by time, wear, and tear.
- Tenants handle damage, unauthorised décor, or neglect.
Knowing your rights under your tenancy agreement avoids conflict, saves money and ensures that every rental property stays in good condition.
For expert help, reach out to Housing Disrepair Experts, specialists in ensuring fair and lawful outcomes for both landlords and tenants.
