Decorating is one of the most common flashpoints between landlords and tenants. According to a Tenancy Deposit Scheme survey, 32% of disputes in the private rented sector were about interior decoration, such as painting. The disagreement is almost always the same one: is the state of the walls the result of ordinary living, or of something the tenant did?
The general principle is straightforward. Landlords deal with repainting that becomes necessary through age and normal wear and tear. Tenants become responsible where the deterioration goes beyond ordinary use, or where they have redecorated without permission.
The landlord’s legal responsibilities
Under the Landlord and Tenant Act 1985, a landlord must keep a property fit for human habitation — and repainting can form part of that duty. A landlord will normally need to repaint where:
- Paint is peeling or has developed mould because of structural damp
- There is major discolouration between tenancies
- Failing paintwork affects safety or hygiene standards
Decorative failure caused by damp is a useful example of the distinction. If the paint is coming off because water is getting into the building, the paint is a symptom — the repair the landlord owes is to the underlying defect, and the redecoration follows. Research cited on this point found that 60% of tenants reported issues with disrepair that their landlord should fix.
Peeling paint is often a damp problem, not a decorating problem. Where mould or blown plaster keeps returning after redecoration, the cause is usually structural. If you rent from a council or housing association and the underlying defect has been reported but not put right, you may have grounds for a claim — see how housing disrepair claims work.
What counts as normal wear and tear?
Wear and tear is the deterioration you would expect from someone simply living in the property. Damage is different — it results from an act, neglect or an unauthorised change.
| Normal wear and tear | Beyond wear and tear |
|---|---|
| Faded paintwork | Deep scratches and gouges |
| Small nail holes | Wall colours applied without permission |
| Minor scuff marks | Smoke and grease staining |
| Fading caused by sunlight | Torn wallpaper |
| Graffiti |
When is the tenant responsible?
A tenant may be expected to put the decoration right where they have:
- Applied bold colours without permission
- Caused staining from smoking or spillages
- Made holes, or applied stickers or graffiti
- Otherwise breached the terms of the tenancy agreement
How responsibility is decided
- Read the tenancy agreement. It is the starting point for any decorating clause, and for what permission is required.
- Look at the inspection photographs. Move-in and move-out records establish when the deterioration appeared.
- Assess the cause. Age and sunlight point one way; impact damage, staining and unauthorised paint point the other.
- Take advice if it is disputed. Where a landlord and tenant cannot agree, expert legal advice is worth getting before money changes hands.
How often should a rented home be repainted?
Landlords typically repaint every three to five years, or between tenancies. The interval depends on how the property is used and how much traffic it sees — a family home in constant use will need attention sooner than a lightly used flat.
Redecorating without permission
Tenants cannot redecorate without written consent from the landlord. Where they do, a landlord may require the original colour to be restored, or may seek to recover the cost from the deposit. In practice the picture is more relaxed than the rules suggest: research indicates 25% of landlords know tenants redecorate without permission but allow it anyway. That is a concession, not a right — get it in writing before you pick up a brush.
What happens when you move out?
A tenant is not expected to pay for a full repaint on leaving. Liability extends only to damage or unauthorised changes that go beyond normal wear and tear.
When can a landlord deduct for repainting?
A landlord can only charge for redecoration where the evidence supports it. That usually means:
- Move-in and move-out photographsDated images showing the condition of the same walls at both ends of the tenancy.
- Contractor invoicesEvidence of what the work actually cost, rather than an estimate.
- Proof the deterioration was not natural ageingSomething to show the condition was caused rather than simply the passage of time.
The short version
Landlords handle repainting driven by time and wear. Tenants handle damage and decorating they were not given permission to do. Almost every dispute in this area comes down to reading the tenancy agreement carefully and keeping dated photographs — do both, and there is rarely much left to argue about.
If the paintwork in your home keeps failing because of damp or a leak that has been reported and not repaired, that is a disrepair issue rather than a decorating one. Housing Disrepair Experts acts for tenants of councils and housing associations — you can read more about your rights as a tenant or speak to our team.