End of Tenancy Decorating: What Landlords Need to Know (2026)

The most common dispute between landlords and tenants at the end of a tenancy is over decoration. Understanding the legal distinction is critical.

• Fair wear and tear (landlord's cost): Gradual fading of paintwork, minor scuffs from normal living, small nail holes from picture hanging, natural discolouration over time
• Tenant damage (deductible from deposit): Large holes in walls, graffiti or drawings, unauthorised colour changes, excessive marks or staining, cigarette or smoke damage
• Grey areas: The longer the tenancy, the more wear is considered 'fair'. A 5-year tenancy will have more wear than a 1-year tenancy for the same property.

Industry guidance from the Deposit Protection Service suggests these approximate decoration lifespans for rental properties:

Even if decoration isn't strictly 'damaged', a fresh repaint between tenancies can add £25–£75/month to achievable rent and dramatically improve your Rightmove listing photos.

Every day between tenancies is lost income. Here's how to structure your void period for minimum cost and maximum speed:

• Book your decorator before the tenant has even vacated — confirm the date so they can mobilise immediately
• Have the property professionally cleaned at the same time or the day before decorators arrive
• Use paint-myroom.com's fixed-price packages to get an instant price without waiting for a survey
• Most 2–3 bed properties can be decorated in 1–3 days — book EPC, gas safety, and photos for day 3 or 4
• Re-advertise on Rightmove and Zoopla before the decorating is even complete using the fixed start date

A well-organised void period for a 3-bed house should run: Day 1–2 clean + repairs, Day 3–5 decorating, Day 6 photography and re-listing. Target: tenanted again within 10 days of vacancy.

If you're claiming decoration costs from a tenant's deposit, a professional receipt is significantly more persuasive than a cash-in-hand payment with no documentation.

• paint-myroom.com provides a full VAT invoice for every job — accepted by all deposit protection schemes
• Our invoices detail exactly what was done (which rooms, what paint, what specification)
• Photographic evidence provided on request — before and after photos for your records
• 5-year guarantee documentation supports the argument that damage was tenant-caused, not fair wear

Yes — the cost of repainting a rental property is generally an allowable expense for UK landlords, deductible against rental income for tax purposes. This applies to:

• End-of-tenancy repaints that restore the property to its original condition (repairs and maintenance)
• Periodic refreshes to maintain the property's condition
• Note: improvement works (e.g. changing from standard paint to a significantly higher specification) may be treated as capital expenditure rather than a deductible expense

Always consult your accountant for advice specific to your circumstances. paint-myroom.com provides full VAT invoices suitable for HMRC records.