Should I Allow Tenants to Paint My Rental Property?

Key Takeaways

• Maintain Clear Communication: When tenants request to paint, it's important to discuss expectations and guidelines upfront. This ensures both parties understand the conditions and helps maintain a positive landlord-tenant relationship.​
• Set Specific Conditions: If you decide to allow painting, consider setting parameters such as approved color palettes, designated areas, and requirements for repainting upon move-out. This approach helps preserve the property's appeal for future tenants.​
• Consider Alternatives: If you're hesitant about permanent changes, suggest removable options like high-quality, removable wallpaper. This allows tenants to personalize their space without causing lasting alterations to the property.

Read on for an in-depth guide on how to approach tenant painting requests from AIM Real Estate Management, with several options for landlords to consider, along with their potential benefits and challenges.

Should You Permit Tenants to Paint the Rental Property?

Sometimes tenants may offer to paint the rental property themselves and cover all costs for paint, tools, and materials. This can be an attractive offer for landlords because it saves money. However, if the tenant is requesting you to handle the painting, you have a few different responses to consider.



Let’s break down your options.

1. Saying No

As the property owner, you can refuse the tenant’s request to paint the rental unit. It's important to respond professionally and politely, explaining that you prefer to keep the interior neutral for future tenants. This approach helps maintain a positive landlord-tenant relationship.

To soften the response, offer alternatives like wallpaper, which can be easily removed when the tenant moves out. Ensure the tenant uses high-quality, removable wallpaper to prevent wall damage and clarify any potential costs and upkeep involved.

This option helps maintain the property’s uniformity and saves you from having to repaint the entire unit when the tenant vacates.

2. Yes, Conditionally

If you’re open to the idea of tenants painting the property but want to protect the unit’s long-term value, you can approve the request under certain conditions. Setting specific terms ensures that the tenant’s painting project doesn’t lead to undesirable results or unnecessary costs down the line.

Here are some important points to include when agreeing to allow the tenant to repaint:

• Choosing Colors: Provide a selection of colors that the tenant can choose from. Offering a set palette ensures the property remains appealing to a wide range of potential tenants when the current occupant moves out.
• Setting Limits: Limit painting to certain areas  or rooms of the rental property to avoid complications when restoring original colors. Consider allowing only rooms like the living room or bedrooms, and exclude areas with natural textures like wood paneling, which may be hard to revert.
• Repainting Costs: Establishing who will bear the cost of repainting at the end of the lease is important. You may also consider requiring a higher security deposit to cover any potential repainting costs, if permitted by local laws. 

3. Yes, Unconditionally

Allowing tenants to paint the property without conditions can be a tenant-friendly approach, offering them the freedom to personalize their space. This can lead to a more satisfied, long-term renter and strengthen the landlord-tenant relationship by showing flexibility and consideration.

However, there are risks, such as tenants choosing colors that could make the property harder to rent or failing to restore the unit properly. To avoid issues, have a clear conversation with the tenant before they begin, and offer suggestions on suitable colors or areas for painting.

While this approach can be rewarding in terms of tenant satisfaction and retention, it may also lead to additional costs and work when the tenant moves out. Consider the potential long-term benefits of tenant loyalty versus the risks involved.

Things to Consider 

When deciding whether to permit a tenant to repaint, keep in mind the following key considerations:

• Lead Paint Disclosure: If your rental property was built before 1978, you may be required to disclose the presence of lead-based paint. Some tenants may request repainting due to health concerns related to lead paint, especially if the existing paint is chipped or peeling. If your property was built after 1978, this is less of a concern. 
• Unauthorized Painting: If a tenant goes ahead with painting the property without your approval, you may want to deduct the cost of repainting from their security deposit. It’s important to include a clause in your lease agreement that addresses unauthorized alterations or painting to avoid confusion or conflict.

Mitigating the risks of repainting the rental

To protect your investment and reduce the risks associated with tenant painting projects, it’s a good idea to include a specific clause in the lease agreement regarding repainting. This can outline:



• Who will be responsible for paying for the painting and restoration.
• Approval requirements for any painting or alterations.
• Limits on the colors and areas that can be painted.
• The tenant’s obligation to restore the original colors or finish before moving out.

By clearly outlining expectations, you can protect your property while also maintaining a positive relationship with your tenants.

Bottom Line

Tenant requests to repaint rental properties are not uncommon, and how you handle them can significantly impact your landlord-tenant relationship. 



Whether you decide to say no, approve the request with conditions, or fully grant the tenant’s wish, it’s important to weigh the pros and cons carefully.

Having clear terms in place and communicating openly with your tenants will help prevent misunderstandings and ensure that your property remains in top condition. 



If you’re unsure about managing tenant painting requests or would prefer assistance in handling maintenance and other tenant concerns, consider working with a reliable property management company like AIM Real Estate Management. Contact us today to learn more about our services!