Tenant improvements: do you need your landlord's permission?

Many tenants want to make changes or improvements to their rented home, decorating, installing shelves, making structural changes, or upgrading appliances. Whether you need your landlord's permission depends on what you want to do, what your tenancy agreement says, and in some cases, the law.

Do I need permission to make changes?

As a general rule, tenants cannot make alterations to the property without the landlord's consent. This is usually set out explicitly in the tenancy agreement, which will typically include a clause prohibiting alterations or improvements without written permission from the landlord.

Even if your tenancy agreement is silent or oral, the common law position is that a tenant cannot make structural or permanent changes without the landlord's consent.

What counts as an "alteration" or "improvement"?

The distinction matters because it affects your rights:

Minor redecoration (painting in neutral colours, for example) is often permitted or tolerated, though technically it may require consent under many agreements. Some tenancy agreements prohibit painting walls, while others are silent on minor cosmetic changes.

Improvements, works that add value or enhance the property, generally require the landlord's written consent. Installing a new kitchen, bathroom suite, or fitted wardrobes are improvements.

Structural alterations, removing or adding walls, changing the layout of the property, require consent and may also need planning permission or building regulations approval.

Fixtures, items that become part of the building (for example, light fittings, built-in units) may become the landlord's property if you leave them behind. Chattels (moveable items) remain yours.

Can my landlord refuse permission?

Generally, yes. A landlord can refuse permission for improvements, and the refusal does not need to be justified in most cases.

An important exception applies to disabled facilities improvements: under the Equality Act 2010 and the Housing Act 1988, landlords cannot unreasonably refuse consent for improvements needed by a disabled tenant. What counts as "unreasonable" depends on the circumstances, but a blanket refusal without considering the tenant's disability needs is likely to be unreasonable.

What if I make improvements without permission?

If you make alterations without your landlord's consent and your tenancy prohibits this:

• The landlord may be entitled to require you to reinstate the property to its original condition at the end of the tenancy
• They may be entitled to deduct the cost of reinstatement from your deposit
• In serious cases, they could use this as a ground for seeking possession

Can I take my improvements with me when I leave?

You can remove fixtures and fittings you have installed yourself, provided you make good any damage caused by removal. However, if the item has become a fixture (part of the building), the position is more complex. If in doubt, agree in writing with the landlord before you leave.

What about improvements made by a previous tenant?

You are not responsible for improvements made by a previous tenant. If those improvements have become defective (for example, a previous tenant's DIY bathroom is now leaking), the position on responsibility depends on whether the original improvement was made with the landlord's consent.

When should I contact Support for Tenants?

We handle housing disrepair claims. If your landlord has made or authorised works that have been carried out poorly and are now causing problems in your home, call us, poorly executed works by a landlord or their contractor remain the landlord's responsibility.

Call us on 0800 030 4669. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.

Sources

• Section 97, Housing Act 1985 (secure tenant's right to improve) (legislation.gov.uk)
• Equality Act 2010 (legislation.gov.uk)

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