How Often Should a Landlord Redecorate?

Redecorating your rental property is essential for keeping it appealing to tenants and protecting its long-term value. In some cases, landlords may also need to redecorate to comply with the law. Read more below to discover how often landlords should redecorate and the benefits it brings.

Redecorating is a key part of maintaining a rental property and ensuring it appeals to tenants. Whether it is a fresh coat of paint, replacing worn carpets, or updating fixtures, regular updates not only enhance the property’s appearance but also protect its long-term value. However, as a landlord, you may wonder how often you should redecorate and what your responsibilities are under the law in England and Wales.

This guide from the experts at Percy Hughes & Roberts Solicitors outlines the factors that

influence how often a landlord should perform a deep clean, replace outdated or broken fittings, and otherwise decorate their property. It provides practical advice for landlords when it comes to long-term tenants, and explains how maintaining a well-presented rental property can benefit you, your current tenants and potential future tenants.

If you have any questions we have not covered, our specialist landlord solicitors are able to answer your landlord query. You can contact us by completing the enquiry form below or by calling 0151 666 9090.

How Often Should Landlords Decorate?

The law in England and Wales does not state how often a landlord should redecorate, but it does require that properties meet certain standards. The Homes (Fitness for Human Habitation) Act 2018 states that rented accommodation must be “fit for human habitation.”

This includes addressing issues like damp, peeling wallpaper, or discoloured walls caused by mould. While the law does not specify a timeframe for redecoration, landlords must address any issues that affect the property’s habitability.

In practice, many landlords choose to redecorate every 3-5 years, depending on factors like tenant turnover, the type of tenants, and general wear and tear. Regular inspections can help you identify when redecoration is needed, and address specific risks to maintain compliance with your legal obligations. For example, if there is a risk that worn-out carpets could lead to an injury, it makes sense to replace carpets outside this redecoration cycle to maintain a high standard of safety.

Should Landlords Redecorate Between Tenancies?

Redecorating between tenancies is often the best time to refresh your property without disrupting tenants. It allows landlords to address any wear and tear, complete necessary repairs, and make the property more attractive to new renters. A fresh coat of paint or updated carpets can enhance the property’s appeal and even justify a higher rental value, so it can make financial sense to spend more money on decorating a rental property at this stage.

If your property experiences frequent tenant turnover, redecorating during void periods is a practical way to maintain its condition for the next tenant. However, for long-term tenancies, it is worth considering mid-tenancy updates if the decor becomes outdated or the tenant raises concerns about the property’s condition. Open communication with tenants can help plan these updates at a convenient time for both parties.

Why Redecorating Matters for Landlords

Keeping your rental property well-maintained goes beyond appearance - it directly impacts tenant satisfaction, your legal compliance, and the success of your property investment. A freshly decorated home creates a welcoming environment and helps to attract new tenants and retain existing ones, which can minimise void periods and maximise rental income. As such, it is a fundamental but often overlooked aspect of property management.

Redecoration also plays a critical role in meeting your legal obligations under the Homes (Fitness for Human Habitation) Act 2018. This legislation requires landlords to maintain properties that are safe, comfortable, and free from hazards, which includes addressing issues like peeling paint, damp, or discoloured walls caused by mould. When a landlord paints a property or has other decorating work done, this often highlights risks that would not have been noticed during a routine check. Neglecting to address these issues arise could leave landlords exposed to legal challenges.

Beyond legal compliance, regular updates to your property help protect its long-term value and signal to tenants that you take your responsibilities seriously. Tenants are more likely to renew their lease in a well-maintained property, reducing turnover and fostering positive landlord-tenant relationships.

What to Do if Tenants Ask to Redecorate

Tenants may occasionally ask to redecorate, particularly if they are staying long-term and want to personalise the space. It is usually the landlord's responsibility to decorate, and most landlords prefer to control this themselves, but granting permission can improve tenant satisfaction and encourage them to stay longer. If you want to agree, it is essential to handle such a request carefully.

1. Set clear boundaries: Agree on the scope of changes, such as paint colours or decoration style, to confirm that the proposed updates maintain the property’s appeal and value.
2. Get the request in writing: Document the agreement, including the approved changes, responsibilities for costs, and expectations for the quality of work.
3. Inspect the work: Once completed, inspect the property to check that the updates meet the agreed standards and do not devalue the property.

Allowing minor updates, like repainting neutral colours or installing new curtains, can foster goodwill, but more significant changes should remain under the landlord’s control. This balance helps protect your property while maintaining a positive relationship with tenants.

Bear in mind, tenants cannot demand redecoration unless the condition of the property affects its habitability or breaches legal standards. Under the Homes (Fitness for Human Habitation) Act 2018, landlords must ensure their properties are safe, comfortable, and in a good state of repair. If a tenant simply wants to update the house for personal preference, landlords are not obligated to comply.

Wear and Tear versus Damage: What Is the Difference?

Understanding the difference between wear and tear and damage is essential for landlords, especially when it comes to redecoration and deposit disputes.

• Wear and tear: This refers to the natural ageing and gradual deterioration of a property over time. Examples include faded paint, minor scuff marks, or carpets becoming worn in high-traffic areas. These are the landlord’s responsibility to address.
• Damage: This is caused by tenant negligence or misuse, such as large stains, broken fixtures, or holes in the walls. Costs for repairing damage can often be deducted from the tenant’s deposit, provided proper documentation exists.

Keep a detailed inventory, including photographs taken at the start and end of the tenancy. This will offer clarity on what falls under fair wear and tear versus damage caused by tenants, making deposit disputes easier to resolve.

You can read more about fair wear and tear here.