For many people across Hastings, Bexhill-on-Sea, Eastbourne and the wider East Sussex area, renting is not simply a short-term stopgap. A rented property may be home for several years, so it is understandable that tenants want to make the space feel comfortable, personal and genuinely their own.
For landlords, however, there is another consideration: protecting the condition and long-term value of their property.
The good news is that the two do not have to be at odds.
At Oakfield, we work with landlords and tenants every day, and in our experience, sensible communication and clear expectations can give tenants room to make a property feel like home while helping landlords protect their investment.
How can you make a rental property feel more like home?
Personalising a rented home does not necessarily mean redecorating or making permanent changes.
There are plenty of ways tenants can change the look and feel of a room using things they can take with them when they move, including:
- rugs and runners
- lamps and alternative lighting
- houseplants
- cushions, throws and other soft furnishings
- freestanding storage
- curtains, where the existing fittings allow
- pictures, photographs and artwork, provided these can be displayed in a way permitted under the tenancy.
Relatively small changes can make a substantial difference to how a home feels without permanently altering the property.
Other tenants may want to go a little further by painting a room, putting up shelving, changing fittings or carrying out other improvements.
That is where communication between the tenant, landlord and letting agent becomes particularly important.
Do tenants need permission to decorate a rented property?
If you’re renting privately and want to paint, decorate or make alterations to the property, start by checking your tenancy agreement.
For improvements or changes that require the landlord’s agreement, explain clearly what you would like to do before starting any work.
If you’re proposing to redecorate, for example, it can help to give the landlord details of the proposed colour and finish. For other improvements, explain what work would be involved and who would carry it out.
A landlord may feel much more comfortable agreeing to a request when they know precisely what is being proposed.
Most importantly, where permission is required, get the agreement in writing before the work starts.
Current Shelter guidance for private renters also recommends getting the landlord’s permission and recording any agreement in writing before carrying out improvements.
Shelter – Making improvements to your rented home
What should tenants and landlords agree before making changes?
A simple written agreement can prevent uncertainty later in the tenancy.
Depending on the work involved, it is worth confirming:
- exactly what the tenant has permission to change
- which colours, materials or finishes have been agreed
- who will carry out the work
- who will pay for it
- whether the landlord wants to approve a contractor
- whether anything must be returned to its original condition when the tenant moves out.
For example, a landlord might be perfectly happy for a bedroom to be painted a different colour but ask for it to be returned to a neutral shade at the end of the tenancy.
Having that conversation beforehand is far easier than trying to resolve a misunderstanding when the tenant is preparing to leave.
Why landlords should consider reasonable requests individually
For landlords, the instinctive response to a request to decorate can sometimes be to say no.
However, it is often better to consider the particular request, the property and the tenant rather than applying a blanket rule.
Painting a bedroom is clearly very different from removing fitted furniture or making a significant alteration to the property.
Where a tenant looks after the property and hopes to make it their longer-term home, agreeing to a sensible change may help them feel more settled and invested in looking after where they live.
That does not mean landlords should agree to every request. There may be perfectly good reasons for saying no, particularly where a proposed change could damage the property, affect safety, conflict with another agreement affecting the building or create significant work when the tenancy ends.
The important thing is to have a clear conversation and make the decision based on what is actually being proposed.
“When a tenant asks to make a property feel more like their own, it doesn’t necessarily have to be a concern for the landlord. The important thing is to look at each request individually, be clear about what is being proposed and make sure everyone understands what has been agreed. Good communication at the outset can make a real difference to the relationship between landlord and tenant.”
Emma Hawkins FARLA, Lettings Managing Director, Oakfield
Worried about the standard of the work? Your letting agent can help
One understandable concern for landlords is not necessarily the proposed change itself, but who will carry out the work and whether it will be completed to a suitable standard.
This is an area where having an experienced letting and property management agent can make a real difference.
Oakfield was founded in 1996 and has been working in the East Sussex property market for 30 years. During that time, we have developed relationships with local contractors across the areas we serve.
Where appropriate, if a landlord is comfortable with work taking place but wants greater reassurance about how it is carried out, our property management team can help with matters such as obtaining quotations, coordinating suitable contractors and overseeing agreed works on the landlord’s behalf.
Oakfield Property Management service
This can make the process easier for everyone involved. The tenant knows what has been approved, the landlord retains oversight of their property, and there is a clear point of contact helping to coordinate the work.
That ongoing communication is reflected in feedback from tenants using Oakfield’s property management service:
“I am currently renting an apartment from them and cannot speak highly enough of the maintenance team, particularly Kirsty. I experienced an issue with the radiators, and she kept in close contact with me…”
Maryam Salman, Google review
Who should pay for decorating a rented property?
There isn’t a single answer, because it depends on what is being requested and what the landlord and tenant agree.
If a tenant wants to make a cosmetic change purely because of their personal taste, they might offer to cover the cost themselves.
In other circumstances, a landlord may feel the proposed work would improve the property and choose to contribute towards it or arrange the work themselves.
Whatever is decided, the cost and responsibilities should be agreed before anybody orders materials or books a contractor.
It is also important to distinguish between an optional improvement and a repair.
A landlord remains responsible for certain repairs to a rented property, including areas such as its structure, heating and hot water systems and specified sanitary fittings. A tenant cannot be required to take over repairs that are legally the landlord’s responsibility.
GOV.UK – Private renting: Repairs
What happens when the tenant moves out?
This is another reason why agreeing the details at the beginning is so important.
If a tenant has painted, fitted shelving or made another approved change, the written permission should ideally say what is expected when the tenancy ends.
That might mean:
- leaving the improvement in place
- removing it
- making good any fixing holes
- returning a wall to its previous colour
- or taking no further action at all.
Clear check-in records and inventories are also useful because they provide evidence of the property’s condition at the beginning of a tenancy.
Tenants remain responsible for taking reasonable care of their rented property and for damage caused by themselves, their family or friends.
Oakfield guide about inventories, deposits or end-of-tenancy responsibilities.
A rental property is an investment – but it is also someone’s home
Property management naturally involves protecting a landlord’s investment, maintaining the property and meeting the responsibilities that come with letting a home.
But there is also a person, couple or family living behind every tenancy.
For tenants, being able to feel comfortable and settled in their home matters. For landlords, knowing that changes are sensible, properly agreed and carried out to an appropriate standard matters too.
With good communication and a little flexibility on both sides, it is often possible to achieve both.
For landlords who would prefer someone else to manage those conversations, arrange maintenance or help coordinate reliable local contractors, Oakfield’s lettings and property management teams are here to help.
Founded in 1996, Oakfield has spent 30 years working with landlords, tenants and property owners across East Sussex.
Good property management is not simply about looking after the building. It is also about creating clear, well-managed relationships between the people who own a home and the people who live in it.
Need some local property advice?
Our local teams across East Sussex are here to help with practical advice on buying, selling, letting and property management.
Frequently asked questions about decorating a rented property
Can a tenant paint the walls in a rented property?
Private tenants should check their tenancy agreement and obtain their landlord’s agreement where required before painting or decorating. If permission is given, it is sensible to record the agreed colour, finish and any requirement to return the room to its previous condition in writing.
Can a landlord say no to a tenant decorating?
A landlord can consider a request to decorate or alter their property and may have legitimate reasons for refusing particular changes. Tenants should therefore explain exactly what they want to do and obtain agreement before starting work.
Can tenants put shelves or pictures up in a rental?
This will depend on the tenancy agreement and how the items are being fixed to the property. If drilling, permanent fixings or alterations are involved, tenants should check with their landlord or managing agent beforehand.
Who pays for decorating a rented property?
It depends on what has been agreed. A tenant requesting a cosmetic change for personal preference may pay for it themselves, while a landlord could choose to fund work they consider beneficial to the property. The arrangement should be agreed before work starts.
Does a tenant have to repaint before moving out?
Not automatically. It will depend on what was agreed when permission to decorate was given and the terms applying to the tenancy. If the landlord requires a room to be returned to its previous colour, this is something that should ideally be made clear when the work is approved.