Renting - who is responsible for decorating?

Bigphil1474

If you rent a military house in the UK, you get a long list of what needs to be done to the house before you move out. You are permitted things like no more than 3 picture holes in a wall, original curtains in place, original paint colour on all walls, full house clean etc. In between moving in and moving out you can do what you want, but most just keep the walls the same magnolia colour.

GDB2222

We last redecorated our living room 20 years ago, and it is not scruffy. Just saying…

lookstraightahead

GDB2222 said:

We last redecorated our living room 20 years ago, and it is not scruffy. Just saying…

I can assure you that's not what a landlord would say on checkout 

lookstraightahead

Bigphil1474 said:

If you rent a military house in the UK, you get a long list of what needs to be done to the house before you move out. You are permitted things like no more than 3 picture holes in a wall, original curtains in place, original paint colour on all walls, full house clean etc. In between moving in and moving out you can do what you want, but most just keep the walls the same magnolia colour.

But to be fair I believe it's subsidised so even with rules it sweetens the blow.

CurlySue2017

Grumpy_chap said:

lookstraightahead said:

personally I think landlords find any reason to charge tenants

Well, I disagree.  Some LL may behave like that but being a LL is running a business and good customer service keeps a customer happy.  That is the mindset we use with our BTL.

I think the issue with decorating is that the AST contract is based upon a tenant being in situ for a finite amount of time so the standard forms don't really cover decorating. The terms are all more general about the tenant being responsible for maintaining in good order and the LL responsible for any substantial.

In my opinion, if the tenant requests a general uplift decoration after a reasonable period of time (and I'd say 4 years as mentioned in this thread is reasonable), then I'd agree to cover the redecoration.  I have done so twice.  It is quite a small cost and as much in my interest to have a tenant that takes pride in the property.  Providing support such as periodic redecorating supports the tenant in that and shows that, as LL, we respect their right to have a nice place to live.  If we are too tight to pay for basic redecoration after a few years, why should the tenant treat the property with good respect?  Keep the property nice, good customer service and far more likely to have the tenant be happy and stay for a longer time.  It is, also, presumably an indication that the tenant is generally happy and intending to stay for a while if they are asking for redecoration.  

I try to encourage tenants to report any problem early as that means it can be managed and addressed swiftly rather than creating a bigger problem of left.  Consider the example of a slight weep from a drain pipe under the sink.

I sometimes do and pay for things that are not really down to me.  For example, the current tenant struggles with maintaining the garden.  I don't know why as they are fit and able.  However, typically, we receive contact on this matter twice a year and it is easier to send a gardener to do a quick cut everything back and tidy up than have an unhappy tenant.  The cost is low compared to the alternative of the tenant thinking we are heartless and moving on, thus leaving a void period.

In 18 years as a BTL LL, and 6 changes of tenant, I have only once deducted anything from the deposit.

I always redecorate the property before a new tenant takes possession.  

I realise that not all LL understand the "running a business / customer service" philosophy in the same way as I do.

I have to say, you sound like a great landlord for someone to have!  I just wish there were more like you out there
That said, our current landlord is excellent and after being in this place for over seven years, we approached to ask about the decorating situation.  We were basically told that as far as he was concerned, it is our home and we can do what we like (within reason of course - no painting the walls black or anything like that) as they would always redecorate after a tenancy ends in any case.
As you have said above, it's a relationship and the landlord trusted us to do the redecoration, so we returned that trust by doing it properly and both parties were (and still are) happy with the outcome.

caprikid1

Grumpy_chap said:

propertyrental said:

Absolutely agree not-so-grumpy-chap.

But on a site like this it's equally important to provide information (to both Ts and LLs if they ask) based strictly on the legal position.

Yes, you are correct.
The strict position has been pretty much confirmed upthread:

sammyjammy said:

The landlord can choose to paint it if they so wish, if the tenant can't live with it they could ask landlord if they can paint it.  There is no requirement for any painting to be done at all.

lookstraightahead said:

you could rent a property for 20 years and you're forbidden to decorate (potentially) but landlords don't have to do it either.

saajan_12 said:

The LL is responsible for ensuring the property is in good repair, that doesn't extend to cosmetic work. 

That strict position does not really help with establishing happy tenants and happy tenant, easy life for the LL.  It is really important that a tenant enjoys living in their home.  Apply what are, to me anyway, basic business principles to ensure customer satisfaction and a happy tenant is far more likely.

I guess the question is do you put the rent up frequently, there is often a trade off.

Sistergold

p00hsticks said:

lika_86 said:

Ah the idea that a landlord would be required to maintain a house in the same way as if they owned and lived in the place. What a dream.

Do most people really redecorate their own homes every four years ?
We certainly don't, but then on the other hand we take care not to make the paintwork look 'scruffy'..... 

my thoughts too, to expect a landlord to paint every four years is a bit much. A landlord can not “kill you” for painting. If you paint the most they can do is ask you to restore the original colour on moving out at which point the deposit can be withheld to repaint back. SO if your colleague was desperate to paint every four years they can just paint in the same colour as already on the walls. 🤷‍♀️

Silvertabby

lookstraightahead said:

user1977 said:

lookstraightahead said:

I didn't think you had to request permission to decorate, you just need to ensure it's changed back to how it was (wear and tear excepted)? Or am I wrong?

EDIT - looks like I'm wrong. So you could rent a property for 20 years and you're forbidden to decorate (potentially)

What remedy would the landlord have? Make you un-decorate it?

Yes, make sure you decorate it in a way that could get it back to magnolia, fill in any shelving holes etc. 

We could paint our Armed Forces married quarters, but they would have to be returned to the approved magnolia/pale blue/pale green/all holes filled in  before march out, or we would be charged for a full re-decoration. 

The pale blue was exactly the same colour as a certain brand of tooth paste, which made a very handy hole-filler. 

BobT36

For tiny holes, blue tac (there's a white version, too) makes a great little filler to paint over lol.

As to painting scuffs, match the colour and get a tester pot! It's usually enough for touch-ups. I've often asked the landlord if they know what colour it is.

MultiFuelBurner

I have ours saved its

Walls and ceiling

DULUX MATT PURE BRILLIANT WHITE EMULSION PAINT 10LTR 

Woodwork

DULUX TRADE HIGH GLOSS PURE BRILLIANT WHITE TRIM PAINT 1LTR 

It forms an appendix on the contract and we can supply it at cost to the tenants if they require.