Landlord Consent to Decorate Letter UK: Guide

At a glance

• No stand-alone statutory right to decorate. Whether you can redecorate depends on what your written tenancy agreement says — there is no general Act of Parliament that gives a residential tenant an automatic right to paint or alter a rented home.
• Tenancy type changed on 1 May 2026. The Renters' Rights Act 2025 reforms ended new assured shorthold tenancies and fixed terms, replacing them with assured periodic tenancies (rolling tenancies with no end date). Existing agreements converted automatically, but their clauses on alterations and decoration continue to apply in the same way.
• Redecorating without consent can be a breach of contract. Most tenancy agreements — old and new — require the landlord's prior written consent before you decorate, alter, or add fixtures.
• Section 19(2) of the Landlord and Tenant Act 1927 has a narrow role. It can stop a landlord unreasonably withholding consent to a genuine 'improvement', but only where your agreement already has a qualified consent clause — and ordinary decorating will often not meet the legal test for an 'improvement'.
• You have an independent duty to use the property in a 'tenant-like manner'. This common-law duty, referred to directly in section 11(2)(a) of the Landlord and Tenant Act 1985, sits alongside — not instead of — any express decorating clause.
• Deposits are protected, and deductions must be evidenced. Since 6 April 2007, deposits on most tenancies must sit in a government-approved tenancy deposit protection scheme; deductions for redecoration must reflect fair wear and tear and be measured against the check-in inventory.
• Get consent in writing before you start. A verbal 'yes' is hard to prove, and most agreements require written consent — keep a complete record of your request and the landlord's reply.

Decoration, alteration, or improvement — why the label matters

Tenancy agreements don't always use consistent language, and the legal effect of your letter can turn on which category the proposed work falls into.

Decoration covers surface-level, reversible changes: painting walls, hanging wallpaper, changing curtains, blinds, or light fittings. Alteration goes further and typically involves a physical or structural change — removing a wall, changing the layout, fitting a new kitchen or bathroom, or adding built-in storage. Alterations are almost always restricted more tightly than decoration, and if the property is leasehold, they may also need the freeholder's consent on top of your landlord's.

Improvement is a narrower legal concept that matters specifically for section 19(2) of the Landlord and Tenant Act 1927 (covered below): work that enhances the property from the tenant's point of view, typically by adding to its value or usefulness. This is a stricter test than everyday language suggests. A fresh coat of paint in a colour you prefer, or new wallpaper, is usually a matter of personal taste rather than something that adds lasting value — so most routine decorating will not count as an 'improvement' in this legal sense, even though it clearly counts as 'decoration' for the purposes of your tenancy agreement's consent clause.

The legal framework: what actually controls your right to decorate

There is no general statutory right to decorate

GOV.UK's summary of a private tenant's rights covers matters such as living in a safe, well-repaired property, getting your deposit back, and being protected from unfair eviction — it does not include a right to decorate. That's because decorating and altering a rented property sits in contract law: it is governed by whatever your tenancy agreement says, not by a specific statutory entitlement.

Your tenancy type: assured periodic tenancies since the Renters' Rights Act 2025

Since 1 May 2026, the Renters' Rights Act 2025 reforms have ended new assured shorthold tenancies (ASTs) and fixed terms in the private rented sector. Existing assured and assured shorthold tenancies automatically converted into assured periodic tenancies — rolling tenancies with no fixed end date — and new lettings are now granted on the same rolling basis. If you don't know which type of tenancy you have, GOV.UK's guidance for assured periodic tenancies explains the position and links to a tenancy checker.

This reform changed how the tenancy runs — rolling rather than fixed-term — but it did not rewrite the substantive terms already in your agreement. A consent clause requiring the landlord's written permission before you decorate or alter the property, if it was in your agreement before 1 May 2026, continues to apply in the same way under your new rolling tenancy.

Section 19(2) of the Landlord and Tenant Act 1927 — improvements only, and only for qualified covenants

Where a lease or tenancy agreement contains a clause against making improvements without consent, section 19(2) of the Landlord and Tenant Act 1927 implies a proviso that such consent is not to be unreasonably withheld. The landlord can still require a reasonable payment for any legal costs, or for any damage or reduction in value caused by the work, and — where the improvement doesn't add to the letting value of the property — can reasonably require the tenant to undertake to reinstate the original condition.

Two limits matter for a decorating request in practice. First, section 19(2) only converts a qualified covenant (one that already contemplates consent) into a reasonable one — it does not create a right to alter or decorate where the agreement contains an absolute prohibition with no consent mechanism at all. Second, it only applies to genuine improvements, not to decoration carried out purely for personal preference. The consent provisions in section 19(2) do not apply to leases of agricultural holdings, and section 19(4) disapplies them entirely to mining leases — showing how specifically it is targeted, rather than operating as a general right for tenants to alter rented property.

Not to be confused with the Landlord and Tenant Act 1988

The Landlord and Tenant Act 1988 is sometimes cited in this context, but it addresses a different situation entirely: it imposes a duty on a landlord (or other person whose consent is needed) to deal promptly and reasonably with a tenant's request to assign, underlet, charge, or part with possession of the tenancy — not requests to decorate or alter the property. If your agreement's alterations clause is engaged, it is section 19(2) of the 1927 Act, not the 1988 Act, that may be relevant.

The common-law duty to act in a 'tenant-like manner'

Separately from any express clause, a tenant has a long-standing common-law duty to use the property in a 'tenant-like manner' — sometimes described through the doctrine of waste, meaning a tenant must not make unauthorised changes that damage or permanently alter the character of the property. This duty is referred to directly in section 11(2)(a) of the Landlord and Tenant Act 1985, which excludes the landlord's own repairing obligations from covering anything the tenant is responsible for by virtue of this duty. It sits alongside, and independently of, whatever your tenancy agreement says about decorating — so even where a specific decorating clause is silent or ambiguous, unauthorised work that damages the property can still expose you to a claim.

What to check in your tenancy agreement before you write

1. Read the alterations, decoration, and fixtures clauses closely. Note whether consent is required for all changes or only some (many agreements permit minor items like picture hooks without asking).
2. Check whether the clause is qualified or absolute. A clause that says consent 'will not be unreasonably withheld' gives you more room than one that leaves the decision entirely to the landlord's discretion.
3. Look for a nominated address or method for notices. Some agreements specify how requests for consent must be sent.
4. Check for reinstatement wording. Some agreements already require you to restore the original decor before you leave, regardless of what you agree now.

Writing your letter: what to include

1. Identify the parties and the property clearly, including the tenancy start date and your address.
2. Describe the proposed work in concrete terms. Vague requests tend to get vague answers or outright refusals. Set out the rooms affected, the colours or materials involved, and whether you'll use a contractor or do the work yourself. Attach photos, paint references, or product details where you can.
3. Address insurance and reinstatement. Offer to cover any damage caused by the work, confirm you'll use suitable tradespeople where needed, and state whether you're willing to restore the property to its original condition before you move out.
4. Send the request in writing and keep a copy. Email usually works and gives you a date-stamped record, but check your agreement for any specified notice address. Keep the original message, replies, and attachments together.
5. Ask for confirmation, and any conditions, in writing. If the landlord agrees over the phone, follow up in writing to confirm exactly what was agreed before you start.

What happens after you send the request

If your agreement contains a qualified consent clause and the proposed work is a genuine improvement, the landlord's consent should not be unreasonably withheld, and they should deal with your request within a reasonable time. If the clause is absolute, or the work is ordinary decoration rather than an improvement, the landlord has more latitude to say no — though most landlords will still engage constructively with a clear, well-evidenced request.

Silence is not the same as consent. Under general contract principles, agreement normally has to be communicated, and almost all tenancy agreements expect consent to be given actively and in writing. If you don't hear back within a reasonable time, send a polite follow-up and keep a dated record. Starting work on the assumption that no reply means yes leaves you exposed if the landlord later disputes what was agreed — both as a matter of the tenancy agreement and, potentially, your deposit.

Deposit and end-of-tenancy risk

If you redecorate without written consent, or the finished work falls below a reasonable standard, the landlord can propose deductions from your deposit to put things right, allowing for fair wear and tear. Since 6 April 2007, most deposits taken by private landlords must be protected in a government-approved tenancy deposit protection scheme, and the scheme handling any dispute will look at the tenancy agreement, the check-in and check-out reports, and any correspondence — including your consent letter — when deciding what's fair. A clear written request and a clear written reply put you in a materially stronger position than relying on an assumption or a verbal conversation.

Leasehold flats and social or housing association tenancies

If your property is leasehold, your landlord's consent to decorate may not be the end of the story: the head lease between your landlord and the freeholder can impose its own restrictions on alterations, so the freeholder's consent may also be needed for anything beyond straightforward decoration. Ask your landlord to confirm whether any superior consent is required before you proceed.

If you rent from a social landlord or housing association, the same general principle applies — ask before you decorate, and get consent in writing — but the detail can differ from a private tenancy. Many social landlords publish their own policies on what tenants can do without asking; check your tenancy handbook or the landlord's website, and ask directly if you're in any doubt about your specific tenancy.

What to do next

1. Read your tenancy agreement's alterations and decoration clauses in full, and note whether consent is qualified or absolute.
2. Write a clear, specific request covering the work, materials, timing, and your position on insurance and reinstatement.
3. Send it in writing, to the right address, and keep a copy of everything, including any attachments.
4. Wait for written consent before starting work — do not rely on a verbal answer or on silence.
5. Record the original condition with photographs before you begin, whatever the landlord agrees to.
6. If your property is leasehold or social housing, check whether any additional consent is needed before you rely on your landlord's answer alone.
7. Take advice early if your landlord refuses and you believe the refusal is unreasonable, particularly if your agreement contains a qualified consent clause and the proposed work is a genuine improvement rather than routine decoration.

This guide provides general information about requesting a landlord's consent to decorate a rented property in England and Wales. It is not legal advice and is not a substitute for advice tailored to your specific tenancy and circumstances. The law described was accurate as at August 2026 and is subject to change — always check GOV.UK and legislation.gov.uk for the most current position.

Last reviewed: August 2026 · Next review due: August 2027 or on legislative change.