England renter rules: decorating and deposits

Scope: This guide focuses on private renting in England and is general information, not legal advice. Scotland, Wales and Northern Ireland have different housing law. Different rules may also apply to lodgers, social housing and other arrangements.

2026 tenancy changes: check the current official guidance

The UK Government's published Renters' Rights Act overview says the main changes took effect in England on 1 May 2026. The details can depend on tenancy type and circumstances. Read the official overview for tenants rather than relying on a short summary or information prepared before the commencement date.

Can you paint, drill or install removable decor?

Do not assume that a product marketed as renter-friendly is automatically allowed. Read the tenancy agreement for restrictions on decorating, fixtures, drilling, wallpaper, door hardware, security devices and restoring the property. If consent is required or the terms are unclear, ask the landlord or agent in writing before work begins. Explain what you plan to install, where it attaches, how you will remove it and whether the surface could need repair.

Keep written permission and move-in condition photos

Keep a copy of the signed agreement and any messages approving alterations. Photograph each room at move-in, including existing marks, paint condition, flooring, counters, bathroom sealant, windows and fixtures. Send your inventory or condition report back within the stated deadline. Before and after a project, photograph the area in consistent light and keep product instructions with your records.

How is a tenancy deposit protected?

The official tenancy deposit protection overview explains protection in applicable cases. GOV.UK states landlords must use an approved deposit scheme and provide prescribed information within the required period where the rules apply. Check the current official guidance for exceptions and your particular tenancy.

At the end of a tenancy, whether a proposed deduction is justified depends on the facts, terms and law. Keep the inventory, dated photos, check-out report, receipts, communications and evidence of the property's condition. If you disagree, check the dispute process provided by your deposit scheme and seek independent advice if necessary.

Can a landlord require you to restore a change?

That depends on the agreement, permissions, the work carried out and the condition at handover. Written approval should clarify whether the item must be removed at move-out and who is responsible for making good the surface. Avoid relying on verbal permission for painting, drilling or permanent changes.

Practical checklist

Confirm the agreement allows the alteration or obtain written consent.
Check manufacturer compatibility and removal instructions for the exact surface.
Do not block smoke alarms, sprinklers, vents, escape routes or safety equipment.
Do not undertake fixed electrical or plumbing alterations yourself.
Keep dated photos, receipts, product instructions and consent.
Use current government guidance when a legal deadline or dispute is involved.

Official starting points

Last reviewed: 25 October 2026. Check current GOV.UK guidance or seek qualified advice for your circumstances.

England renter rules: decorating, alterations and deposits.