While landlords aren’t legally obliged to redecorate a property between tenancies, it’s often a wise move, especially in today’s competitive rental market. A fresh, well-presented home makes a great first impression, helps attract high-quality tenants, and can even justify a stronger rental return.
At Country Properties, we understand that maintaining your investment is just as important as letting it quickly. This guide explores when and why to refresh your property’s decor, what landlords are legally responsible for, and how to approach decorating decisions with your tenants in mind.
Related: Tenant checks: A landlord’s guide
The case for redecorating between tenancies
Everyday wear and tear is inevitable, particularly after a long tenancy. Walls may show signs of scuffing, carpets might be worn or stained, and fittings can look tired. A short gap between tenants provides the perfect opportunity to tackle these issues without causing disruption.
Redecorating at this stage isn’t just about maintenance. It’s your chance to present the property at its very best for marketing. Clean, modern decor stands out in listings and viewings, increasing your chances of attracting tenants who will value and look after the home.
Do landlords need to replace mattresses?
If your property is let as furnished and includes a mattress, you have a duty to ensure it’s clean and fit for use. Under the Homes (Fitness for Human Habitation) Act 2018, all provided furnishings must meet basic health and safety standards.
Mattresses should be replaced every 7–10 years in long-term rentals, or more frequently in high-turnover lets. If a mattress is unhygienic or worn from standard use, replacement is your responsibility. However, if it’s been damaged by a tenant with stains, rips, or burns, for instance, you may be able to deduct the cost from their deposit, providing it was noted in the inventory.
Are landlords responsible for replacing light bulbs?
Typically, tenants are responsible for replacing everyday light bulbs during their tenancy. This is considered part of routine upkeep, similar to taking out the bins or changing batteries in alarms.
That said, landlords should always ensure all light fixtures are working at the start of the tenancy. You’re also responsible for bulbs in communal areas or hard-to-access fittings, such as ceiling spotlights or outdoor security lights. If a bulb is part of an appliance, like an oven or extractor fan, and it fails through wear and tear, it may fall under your remit too.
What must landlords provide by law?
Letting a property comes with a range of legal obligations. At a minimum, landlords must ensure their rental is safe, habitable, and compliant with UK housing standards. Key requirements include:
- Keeping the structure and exterior in good repair
- Maintaining systems for heating, gas, electricity, and water
- Installing and testing smoke alarms and carbon monoxide detectors
- Providing a valid Energy Performance Certificate (EPC)
- Protecting tenant deposits in a government-approved scheme
- Supplying the government’s ‘How to Rent’ guide at tenancy start
- Carrying out Right to Rent checks (in England)
You must also ensure the property is free from hazards as assessed under the Housing Health and Safety Rating System (HHSRS).
Related: Landlords Guide
Understanding fair wear and tear
A common area of disagreement at the end of a tenancy is what qualifies as “fair wear and tear.” As a landlord, you can’t charge tenants for:
- Minor scuffs on walls
- Faded paint
- Flattened carpet from foot traffic
However, damage like torn wallpaper, broken fixtures, or large stains might be claimable, if properly recorded in the check-in inventory.
A detailed inventory with dated photographs helps protect both parties and provides vital evidence if disputes arise. A pre-checkout inspection can also help flag any issues early, giving time for resolution before the tenancy ends.
Related: Your essential landlord inventory guide
Should you let tenants decorate?
Giving tenants the freedom to personalise the property can increase their sense of home and encourage long-term tenancy. However, it’s essential to set clear boundaries.
If tenants wish to decorate, always get their request in writing and outline what’s allowed, for example, specific paint colours or styles. You’ll also need to decide whether the tenant must return the property to its original condition at the end of the tenancy.
A common compromise might be: a tenant can paint a bedroom wall a colour of their choice, so long as it’s returned to neutral before they leave. It’s wise to include this in the tenancy agreement to avoid confusion later.
When to refresh the decor
There are no set rules on how often a landlord should redecorate, but a general guide would be:
- Repainting every 3–5 years
- Replacing carpets or flooring: every 5–10 years
Use each void period as an opportunity to evaluate the property’s condition. Focus on high-traffic areas like hallways, kitchens, and bathrooms, which often show signs of wear faster than other rooms.
For long-term tenancies, you may want to offer a refresh mid-tenancy, especially if the tenant is unable to maintain decor due to physical or financial limitations.
Related: What is Landlord Insurance?
Why decoration helps retain tenants
A well-decorated, modern-feeling property isn’t just more attractive to new renters, it also encourages existing tenants to stay.
When tenants feel proud of their surroundings, they’re less likely to look elsewhere. On the flip side, outdated or shabby interiors can prompt even the most reliable tenants to start searching for alternatives.
Even small upgrades, like new curtains, refreshed paint, or modern lighting, can have a noticeable impact on tenant satisfaction and loyalty.
Maximise void periods
Empty periods between tenancies should never go to waste. Use this time to:
- Repaint tired areas
- Deep-clean or replace carpets
- Test smoke and carbon monoxide alarms
- Check for damp, leaks or other signs of disrepair
- Service appliances
- Update marketing photos
Presenting a clean, cared-for property boosts your chances of finding great tenants quickly, minimising income loss from prolonged voids.
Making the right choice
Redecorating between tenancies may not be a legal necessity, but it’s certainly a smart investment. From boosting kerb appeal and attracting top-tier tenants to extending the life of your property, a bit of care and attention goes a long way.
Whether it’s replacing a worn mattress, tackling paintwork, or allowing your tenant to add a personal touch, every thoughtful decision you make as a landlord helps maintain the value of your rental.
Need help deciding what updates to prioritise? Your local Country Properties lettings expert is always happy to advise.
