England · Deposit deductions

Can my landlord charge me for repainting? (England)

Only if the walls are in worse condition than at the start, beyond normal wear. Paint ages: a landlord can't charge you for redecorating a flat that would have needed it anyway.

Short answer

Possible for real damage (marks, holes, unapproved colours). Not for paint that has simply aged or faded.

What decides it

The décor's condition at check-in versus check-out, and how old the paint was.

The contract

A clause saying you must redecorate isn't enough on its own.

Who must prove it

The landlord.

How deposit adjudicators decide

• They look for evidence that the decoration was in a worse condition at the end than at the start, and "will not make an award solely on the basis of an obligation in the tenancy agreement" (TDS).
• If the check-in report doesn't describe the décor, they won't assume it was in good condition.
• Any award allows for fair wear and tear: the length of the tenancy, the number and age of occupants, and the décor's age, quality and condition at the start, and how long paint in that area normally lasts.
• If you repainted without permission, they ask whether the result is better or worse than before. They may award nothing if you improved it.

A note on photos

TDS says photos and video are "generally of little value" in redecoration claims unless they show obvious damage or deterioration. The strongest evidence is a detailed check-in report that describes each wall. So use your photos to correct the report: if a wall is already scuffed, faded or patched, make sure the check-in report says so.

What helps you

• Ask when the flat was last painted. A four-year-old paint job has used up much of its life.
• Add existing marks, patches and fading to the check-in report on day one.
• Before you leave, clean scuffs and remove Blu-tack. Small touch-ups with the landlord's agreement can avoid a full repaint charge.

A letter you can send

Copy this, fill in the brackets and send it by email so you have a dated record.

Dear [name],

You have proposed deducting [amount] for redecorating [rooms] at [address].

I can only be charged if the decoration was in a worse condition at the end of the tenancy than at the start, after allowing for fair wear and tear. The tenancy lasted [length], and the walls were last painted [date, if known].

The check-in report of [date] [does not describe the décor / records: ...]. My photos from move-in show [existing marks or fading].

Please return the full deposit, or send the check-in and check-out reports, the date the property was last decorated, and an itemised invoice.

Kind regards,
[name]

If your landlord won't move

Your deposit must be in a government-approved scheme (DPS, mydeposits or TDS), and each one has a free dispute service. An adjudicator decides on the written evidence from both sides. The deposit stays yours until the landlord proves the deduction. See the England and Wales guide for the deadlines and how to start a dispute.

Other common deductions in England

• End-of-tenancy cleaning
• Carpet cleaning
• Nail holes and Blu-tack
• Oven cleaning

Also useful: wear and tear or damage? · deposit deadline calculator · move-in photo checklist

Sources: TDS: how we approach redecoration disputes · TDS, DPS and mydeposits: guide to deposits, disputes and damages · DPS: common dispute misconceptions. General information, not legal advice.