Changing your rented flat and landlord building works

Key rules

• Structural changes: Any work that changes the layout or reduces stability or safety needs the landlord's written consent.
• Adaptation works: If you or someone you live with has a disability or is 70 or over, you can adapt the home after giving written notice.
• Restoration: The landlord can require you to restore the home when you leave, or deduct the cost from your fianza.
• Landlord works: Improvement works need at least 3 months' written notice, and you can reduce the rent for the part you cannot use.

What you can change without asking

Small, non-structural changes are normally fine: hanging pictures, painting in a neutral colour, minor decor. Check your lease first, because it may restrict even these, repainting included.

When you need written consent

You need the landlord's written consent before any work that changes the layout of the home or its accessories, or that reduces its stability or safety. Ask by email or letter, describe the work, and keep the written reply. A verbal "yes" is hard to prove later.

If you go ahead without consent, the landlord can end the lease, make you restore the home at your cost and claim damages. Courts look at how serious the change was, so a minor change may be disputed. Still, do not risk it.

Adaptation works for disability or age

There is one exception. If you have a disability, or live with someone who has one or who is 70 or over (or with a dependent relative), you may adapt the home or its access. Send the landlord prior written notice describing the works. You pay for them. They must not reduce the stability or safety of the building.

If the works touch shared parts of the building, such as an entrance ramp, the community of owners must also approve. That is separate from the landlord. Ask the landlord or the community administrator how to apply. If you fit this situation, read the page on adapting your rented home for a disability.

Restoring the home when you leave

If the landlord requires it, you must put the home back to its original condition after adaptation works. The landlord can waive this, so ask them to confirm in writing whether you must restore it, and keep the reply. If you do not restore it when required, the landlord can deduct the cost from your fianza and claim any excess through the courts. The same applies to unauthorised changes.

When the landlord does building works

For improvement works that cannot reasonably wait until the lease ends, the landlord must give at least 3 months' written notice before starting. This applies once the lease has run 5 years (7 if the landlord is a company). The notice must state the nature of the works, the start date, the duration and the foreseeable cost.

Your options:

• Withdraw from the lease. Tell the landlord within one month of the notice. The lease then ends within 2 months, unless the landlord delays the works.
• Stay. You may reduce the rent in proportion to the part of the home you cannot use. You may also claim compensation for expenses the works cause you. Whether a reduction applies to short works depends on the circumstances and your lease.

If the works make the home uninhabitable or intolerable, you may withdraw from the lease. Give notice in writing and photograph the parts you cannot use. If the landlord refuses to cooperate, try mediation or make a civil claim. Keep receipts for every expense.

The checklist, documents list and warnings below cover the practical steps.

Choosing between options

What is the right move for the work you have in mind?

• Go ahead without asking: The change is small and non-structural, like hanging pictures or neutral painting, and your lease does not forbid it.

• Give the landlord written notice of adaptation works: You or someone you live with has a disability or is aged 70 or over. You pay, and restore the home when you leave if the landlord requires it.

• Stay and reduce the rent during landlord works: The landlord's works make part of the home unusable. The rent drops in proportion to that part, and you can claim your expenses.

• Withdraw from the lease: The landlord gave notice of improvement works and you would rather leave, or the works make the home uninhabitable or are not tolerable.

Small cosmetic changes need no permission. Anything affecting layout, stability or safety needs written consent, except adaptation for disability or age 70 or over, which needs written notice.

Timeline and deadlines

• Decide whether to withdraw from the lease: within one month of receiving the notice

• Ask for a rent reduction if the works make part of the home unusable: for long works; the 20-day threshold and how the reduction works are set out in the article on who pays for repairs

• Restore the home to its original condition after adaptation works, if the landlord requires it: before you hand back the keys at the end of the tenancy

Documents you need

• The landlord's written consent for any work that changes the layout of the home or its accessories, or reduces its stability or safety. You ask for it and the landlord signs it.

• Your written notice to the landlord describing the adaptation works, if you or someone living with you has a disability or is aged 70 or over. You write it and keep a copy.

• Proof of the disability: a disability certificate or ID for you or the person you live with. For age 70 or over, an ID shows it.

• Quotes for the adaptation works from the companies you ask.

• The landlord's written notice of improvement works, stating the nature, start date, duration and foreseeable cost of the works.

• Photos showing which parts of the home you cannot use during landlord works, to support a rent reduction or compensation claim.

Checklist

• Send the landlord written notice describing the works before you start any adaptation for a disability or for someone aged 70 or over.

• Keep copies of the notice, the disability certificate or ID, and the quotes.

• Check that a landlord's works notice states the nature, start date, duration and foreseeable cost.

• Decide whether to withdraw from the lease, and note the date you received the notice so you can act in time.

What to watch out for

• Works without written consent can end your lease: If you change the layout of the home or reduce its stability or safety without written consent, the landlord can end the lease, make you restore the home at your cost and claim damages. Get the landlord's written consent before any such work starts, and keep a copy.

• Unrestored changes come out of your deposit: The landlord can deduct restoration costs from your deposit (fianza) and claim any excess through the courts. Restore the home before you leave, or get the landlord's written waiver of restoration.

• Landlord works can make the home hard to live in: If landlord works make part of the home unusable, you can reduce the rent in proportion and claim compensation. If the home becomes uninhabitable or the works are not tolerable, you can withdraw from the lease. Give written notice, photograph the problems and, if the landlord refuses, seek mediation or make a civil claim.

• Adaptation works that are not restored: After adaptation works you must restore the home if the landlord requires it, unless the landlord has waived this. Without that, the cost can be taken from your deposit. Agree restoration in writing when you give notice of the works.

Frequently asked questions

Can I hang pictures or repaint without asking?

Usually yes for small, non-structural changes like hanging pictures, painting in a neutral colour or minor decor. Read your lease first, because some leases restrict even repainting. If in doubt, ask the landlord by message or email so you have it in writing.

Do I need anyone else's approval to adapt shared areas, like an entrance ramp?

Yes. Works on shared parts of the building also need the community of owners, which is separate from your landlord. Ask the landlord to help raise it with the community, as the community may sometimes have to pay for accessibility works.

Who pays for adaptation works, and can the landlord refuse them?

You pay for the works. The landlord cannot refuse unreasonably, but the works must not reduce the stability or safety of the building. Ask the landlord to confirm in writing whether you must undo them when you leave.