How Often Should Landlords Redecorate a Rental Property in the UK?

Maintaining your rental property’s appearance isn’t just about aesthetics – it’s a crucial factor in attracting quality tenants, maximizing rental income, and ensuring long-term investment success. One of the most common questions UK landlords ask is: how often should I redecorate my rental property?

The answer isn’t straightforward, as redecoration frequency depends on various factors including tenant turnover, property usage, and the condition of existing décor. However, understanding the legal landscape, industry best practices, and cost-effective strategies can help you make informed decisions that protect your investment while keeping tenants happy.

With the rental market becoming increasingly competitive and new legislation like the Renters’ Rights Bill changing the landscape in 2025, maintaining your property to high standards has never been more important. Let’s explore everything you need to know about redecoration schedules, legal requirements, and practical tips for UK landlords.

Is There a Legal Requirement for Redecoration?

The short answer is no – there are no specific legal requirements mandating how often landlords must redecorate their rental properties in the UK. There are no rules about how often a private landlord should redecorate. This gives landlords considerable flexibility in deciding when and how to refresh their properties.

However, this doesn’t mean you can ignore redecoration entirely. Landlords do have legal obligations that indirectly affect redecoration decisions:

Property Condition Requirements

Your landlord should make sure that your home is safe and free from any hazards. It should be fit to live in throughout your tenancy. Under the Housing Health and Safety Rating System (HHSRS), local authorities can inspect properties for hazards, and this includes issues that might require redecoration.

Repair Obligations

Your landlord may have to decorate more often. For example, if a wall needs plastering or repainting after they fix a leak or a damp problem. When landlords are required to carry out repairs, they must also address any resulting redecoration needs.

Upcoming Legislative Changes

With the Renters’ Rights Bill expected to become law in 2025, property standards are becoming increasingly important. Apply ‘Awaab’s Law’ to the sector, setting clear legal expectations about the timeframes within which landlords in the private rented sector must take action to make homes safe where they contain serious hazards.

EPC Requirements Impact

Starting in 2025, landlords must make sure their properties have an Energy Performance Certificate (EPC) rating of at least “C” before marketing them. Existing tenancies will have to achieve an EPC rating of at least “C” by 2028. While this doesn’t directly mandate redecoration, improving energy efficiency often involves work that requires redecorating afterwards.

Tenant Permission Requirements

You usually need your landlord’s permission to paint or redecorate if you’re a private tenant. This means landlords retain control over when and how redecoration occurs, but it also places the responsibility on them to maintain the property’s appearance.

General Guidelines: Every 3–5 Years

While there’s no legal mandate, industry best practice suggests a clear timeline for redecoration. The deposit protection schemes suggest repainting every 3 to 5 years.

This recommendation isn’t arbitrary – it’s based on practical experience and legal precedents from tenancy deposit disputes:

Deposit Protection Scheme Standards

The adjudicator highlighted, however that the average lifespan of décor in a rented property is approximately five years. This means that after five years, tenants typically cannot be held responsible for worn paintwork or wallpaper, as it’s considered fair wear and tear.

Fair Wear and Tear Considerations

Our consistent approach on the life of décor and carpet in a rented property, starts at five years although this can change, depending on the extent and quality of the evidence. This five-year guideline is used by adjudicators when determining whether redecoration costs can be deducted from tenant deposits.

Practical Benefits of the 3-5 Year Cycle

Prevents major deterioration: Regular redecoration prevents small issues from becoming expensive problems
Maintains rental value: Fresh décor helps justify market rents and attract quality tenants
Reduces disputes: Following industry guidelines minimizes deposit disputes at tenancy end
Tax benefits: Redecoration costs can be offset against rental income for tax purposes

Quality Considerations

Periodical redecoration of part or all of the property – every three to five years is fairly normal, more often if it’s an HMO. Houses in Multiple Occupation (HMOs) typically require more frequent redecoration due to higher usage levels.

The specific timeline within the 3-5 year range depends on factors like:

Quality of original materials used
Number of tenants and property usage
Type of property (family home vs. student accommodation)
Local rental market standards

Best Time to Redecorate: Between Tenancies

Timing your redecoration correctly can significantly impact both cost and tenant satisfaction. The optimal time is almost always between tenancies, and here’s why:

Practical Advantages

Between tenancies, you have complete access to the property without disrupting current residents. This allows for:

Thorough assessment of all areas requiring attention
Efficient completion of work without tenant accommodation issues
Opportunity to address maintenance issues simultaneously
Complete property cleaning alongside redecoration

Legal and Safety Benefits

You must allow access to your home at reasonable times if the landlord or someone acting for them wants to inspect the condition of the property. You must get at least 24 hours’ written notice of an inspection. While you can redecorate during tenancies with proper notice, it’s more complex and potentially disruptive.

Cost Considerations

No need to provide alternative accommodation for tenants
Contractors can work more efficiently without restrictions
Opportunity to negotiate better rates for complete property work
Ability to address multiple maintenance issues in one visit

Marketing Benefits

A freshly decorated property photographs better for marketing purposes and creates a positive first impression for prospective tenants. This can lead to:

Faster letting periods
Higher quality tenant applications
Justification for market-rate or premium rents
Reduced void periods

Damage Assessment

The void period allows for proper assessment of what constitutes fair wear and tear versus tenant damage, helping you make informed decisions about deposit deductions and necessary improvements.

Factors That Affect How Often You Should Redecorate

Several key factors influence how frequently your rental property needs redecoration. Understanding these can help you develop a more strategic approach to property maintenance.

Tenant Turnover & Usage

The frequency of tenant changes and how tenants use your property significantly impacts redecoration needs:

High Turnover Properties

Student accommodation typically needs annual touch-ups
Short-term rental properties require more frequent attention
Properties with frequent viewings may need more regular refreshing

Long-Term Tenancies

The adjudicator is unlikely to make an award for a claim for redecoration costs if the tenant has lived in the property for five or more years, as the landlord would probably have needed to redecorate anyway, regardless of anything the tenant has done.

Occupancy Factors

The more bedrooms and occupants, the higher the wear and tear that should be expected in all the common parts and the landlord should expect more fair wear and tear where there are two young children living at the property.

Fair Wear and Tear vs. Tenant Damage

Understanding the distinction between acceptable wear and tenant damage is crucial for redecoration planning:

Fair Wear and Tear Includes

The House of Lords defined fair wear and tear as “reasonable use of the premises by the tenant and the ordinary operation of natural forces”. This encompasses:

Faded paint from natural light exposure
Minor scuff marks from furniture placement
Normal carpet wear in high-traffic areas
Slight settling cracks in walls

Tenant Damage Examples

The walls and woodwork were in an excellent condition at the start of the tenancy and are now covered in large marks, scuffs and drawings, which the checkout report and photos show.

Damage beyond fair wear and tear includes:

Large holes in walls from fixtures
Excessive marks or stains requiring specialist cleaning
Damage from unauthorized decorating
Burns, cuts, or impact damage

Impact on Redecoration Scheduling

Properties with responsible tenants may not need redecoration for the full five years, while those with damage may require immediate attention. Regular property inspections help identify issues early.

Issues Like Damp, Mold, or Peeling

Environmental issues can accelerate redecoration needs and must be addressed promptly:

Damp and Mold Problems

Your landlord must look for the causes of damp and deal with it if it’s caused by disrepair. These issues require immediate attention because:

They can affect tenant health and safety
They worsen rapidly if left untreated
They may indicate underlying structural problems
They can lead to more expensive repairs if ignored

Peeling Paint and Wallpaper

Peeling can indicate:

Poor surface preparation in previous decorating
Moisture problems requiring investigation
Age-related deterioration of materials
Impact damage from furniture or usage

Prevention Strategies

Ensure proper ventilation in bathrooms and kitchens
Address leaks and moisture sources immediately
Use appropriate paint types for different areas
Regular property inspections to catch issues early

Legal Obligations

Your landlord should also redecorate if needed once the problem is fixed. This means addressing underlying causes first, then redecorating as part of the repair process.

How Redecoration Impacts Rental Value and Tenant Retention

Strategic redecoration isn’t just about maintenance – it’s a crucial investment in your property’s rental performance and long-term profitability.

Rental Value Enhancement

Fresh décor allows landlords to:

Command market-rate rents in competitive areas
Justify rent increases during tenancy renewals
Attract higher-quality tenants willing to pay premiums
Reduce negotiation pressure on rental rates

Market research consistently shows that well-presented properties let faster and for higher rents than those requiring cosmetic attention.

Tenant Retention Benefits

Stay on top of maintenance and refresh the décor in the property every couple of years. This will help keep tenants happy, and may result in less wear and tear which will extend the lifespan of items and areas.

Quality tenants are more likely to:

Renew tenancies when the property is well-maintained
Take better care of a property that’s in good condition
Recommend the property to friends and colleagues
Report maintenance issues promptly rather than attempting DIY fixes

Reduced Void Periods

Properties in excellent decorative condition typically experience:

Faster initial letting periods
Higher application-to-viewing ratios
Fewer tenant complaints and early departures
More referrals from satisfied tenants

Long-term Investment Protection

Regular redecoration prevents:

Major deterioration requiring expensive repairs
Structural damage from ignored moisture issues
Depreciation in property value
Difficulty in attracting quality tenants

Marketing Advantages

In today’s digital rental market, first impressions matter enormously:

Fresh décor photographs well for online listings
Properties appear more valuable in virtual viewings
Professional appearance suggests professional management
Clean, modern aesthetics appeal to a broader tenant demographic

ROI Considerations

While redecoration requires upfront investment, the returns typically include:

Reduced void periods worth weeks or months of rent
Ability to charge market rates without pressure
Lower tenant turnover costs
Reduced maintenance complaints and emergency callouts

Tips for Cost-Effective Redecoration

Smart landlords approach redecoration strategically, balancing cost control with quality results. Here are proven strategies for maximizing your redecoration investment:

Planning and Timing

Schedule redecoration during void periods to avoid tenant disruption costs
Plan multiple properties together to negotiate better contractor rates
Time work during contractors’ quieter periods for better pricing
Combine redecoration with essential maintenance to reduce overall costs

Material Selection Strategies

Choose durable, washable paints for high-traffic areas
Invest in quality materials that last longer between decorations
Select neutral colors that appeal to most tenants and don’t date quickly
Buy materials in bulk when decorating multiple properties

DIY vs. Professional Work

Consider your skills and time value:

Simple painting and minor repairs may be cost-effective DIY projects
Complex work like plastering or electrical modifications require professionals
Factor in your time cost and potential quality issues with DIY approaches
Professional work often comes with guarantees and insurance coverage

Cost-Effective Improvements

Focus on high-impact, low-cost improvements:

Fresh paint transforms spaces more dramatically than any other single improvement
New carpets in living areas provide excellent value for money
Updated fixtures and fittings modernize properties inexpensively
Professional cleaning can extend the life of existing décor

Maintenance Integration

Repairing fittings and other items as necessary to make sure they remain in good working order – e.g. tightening hinges and handles.

Combine redecoration with:

Boiler servicing and safety certificate renewals
Electrical testing and minor repairs
Plumbing maintenance and leak prevention
Window and door maintenance

Tax Efficiency

Understand which costs qualify as allowable expenses against rental income
Keep detailed records of all redecoration expenses
Consider timing of major expenditure for tax planning purposes
Separate improvement costs (capital) from maintenance costs (revenue)

Preventive Measures

When your tenants are being checked in, it’s worth reminding them that the property must be handed back at the end of the tenancy in the same condition, other than normal wear and tear, and that they will be charged for any damage.

Reduce future redecoration needs by:

Providing clear property care guidelines to new tenants
Conducting regular property inspections to catch issues early
Using protective measures like door mats and furniture protectors
Installing adequate ventilation to prevent condensation problems

Budgeting Strategy

It’s important that you budget properly and set aside money each month to cover the cost of periodical maintenance and repairs, to keep your rental property in good condition.

Effective budgeting includes:

Setting aside 1-2% of property value annually for maintenance and redecoration
Creating separate reserves for emergency repairs vs. planned improvements
Tracking costs across multiple properties to identify patterns
Planning major expenditure around cash flow and tax considerations

Quality vs. Cost Balance

The cheapest option isn’t always the most cost-effective:

Higher quality materials may cost more initially but last longer
Professional work reduces the risk of having to redo poor DIY attempts
Proper surface preparation extends the life of paintwork significantly
Quality materials and workmanship reduce tenant complaints and maintenance calls

Record Keeping

Maintain detailed records for:

Deposit dispute resolution if redecoration costs become contentious
Tax purposes to claim legitimate business expenses
Insurance claims if damage occurs during redecoration work
Planning future redecoration schedules based on actual performance data

Bottom Line: While UK law doesn’t mandate redecoration frequency, following the industry standard of every 3-5 years protects your investment and ensures compliance with fair wear and tear guidelines. Strategic redecoration between tenancies, combined with preventive maintenance and quality materials, delivers the best return on investment while keeping tenants satisfied and properties competitive in the rental market.