How to decorate a rental property: a practical guide

The way you present your rental property directly influences how quickly it lets, the quality of tenants you attract, and ultimately, the returns you achieve. Decoration might seem like a secondary consideration compared to location, price, or compliance obligations, but tenants increasingly expect properties that feel modern, clean, and move-in ready. In a competitive rental market where prospective tenants view multiple properties before deciding, the difference between a well-decorated home and a tired, neglected one can mean the difference between securing a quality tenant within days or facing weeks of void periods.

This practical guide covers everything landlords need to know about decorating rental properties effectively. From choosing the right colour schemes and materials to understanding when to redecorate, managing costs, and deciding whether to allow tenants to make changes, we'll explore the strategies that help you maintain attractive, profitable properties whilst controlling expenses and protecting your investment.

Why decoration matters more than you think

First impressions shape decisions. When prospective tenants view your property, they're not just assessing whether it meets their practical needs. They're imagining living there, evaluating whether it feels like somewhere they'd want to call home. Scuffed walls, dated colour schemes, worn carpets, and tired fixtures all send negative signals about property quality and landlord standards.

Research consistently shows well-presented properties let faster and command higher rents. A property that photographs well attracts more viewing requests. When tenants see a freshly decorated home with neutral, contemporary styling, they perceive professionalism and care. This perception influences their willingness to pay asking rent and their behaviour as tenants - people generally take better care of homes that are presented to high standards.

Beyond initial impressions, decoration affects tenant retention. Tenants living in well-maintained, attractive properties are more likely to renew tenancies rather than moving elsewhere. Reducing turnover saves you money on void periods, advertising costs, referencing fees, and the redecoration itself. The cumulative effect of good decoration - faster lets, higher rents, better tenants, longer tenancies - substantially improves your return on investment over time.

Choosing colours that work

Colour selection is the single most important decoration decision for rental properties. Get this right and everything else follows more easily. Get it wrong and you'll struggle to attract tenants or face costly redecorating between each tenancy.

The neutral palette principle - Neutral colours remain the foundation of rental property decoration. White, off-white, light grey, beige, and soft taupe appeal to the broadest range of tastes and work with any furniture style. Crucially, neutral schemes make properties feel light, spacious, and clean - all qualities tenants value highly.

Modern neutrals have evolved considerably from the magnolia and cream that dominated rental properties for decades. Today's preferred shades include warm greys like Farrow & Ball's Ammonite or Dulux's Polished Pebble, soft whites such as Jasmine White or Fine Cream, gentle beiges and stone tones, and muted greens like Pebble Shore for subtle variation.

These contemporary neutrals feel more sophisticated than traditional magnolia whilst retaining the broad appeal neutrals provide. They photograph well, work in different lighting conditions, and provide a backdrop that allows tenants to add their own personality through furniture and accessories.

Kitchen and bathroom considerations - These rooms require different approaches. Kitchens benefit from slightly brighter, crisper whites that reflect light and reinforce cleanliness. Bathrooms work well with soft blues, aquas, or whites - colours that feel fresh and hygienic. Both rooms need paint that withstands moisture and frequent cleaning, so standard emulsion isn't appropriate.

Use acrylic eggshell or durable matt formulations specifically designed for high-humidity environments. These paints resist condensation damage, allow wiping down, and maintain appearance longer than standard emulsion.

Feature walls - Proceed with caution - Feature walls in bold colours can work in student lets or HMO accommodation targeting younger demographics. However, for mainstream lettings, feature walls present risks. What appeals to one tenant might repel another, and bold colours limit your tenant pool unnecessarily.

If you want to add interest, consider feature walls in neutral tones - a slightly deeper shade of the main colour, or textured wallpaper in neutral patterns. These provide visual interest without polarising opinions.

Woodwork and trim - Always paint woodwork (doors, skirting boards, door frames, window frames) in white or off-white. This creates clean, sharp definition between walls and architectural features, making properties look well-maintained and professionally finished. Avoid coloured woodwork, which dates quickly and looks amateurish.

Paint types and quality considerations

Paint selection involves balancing cost, durability, finish, and coverage. The cheapest paint rarely proves economical long-term, whilst the most expensive isn't always necessary.

Wall paint options - For most rooms, vinyl matt emulsion provides the best balance. It's affordable, provides good coverage, and has a subtle sheen that allows limited cleaning without being obviously glossy. Trade-quality vinyl matt from brands like Johnstone's Covaplus or Dulux Trade offers better coverage and durability than cheap DIY store alternatives whilst remaining reasonably priced.

For high-traffic areas like hallways and staircases, or homes with children, consider vinyl silk emulsion. The slight sheen makes walls more wipeable and resistant to scuffing. However, silk finishes highlight wall imperfections more than matt, so walls need to be in good condition.

Kitchens and bathrooms - These require moisture-resistant formulations. Johnstone's Acrylic Durable Matt or Acrylic Eggshell work excellently. They withstand condensation, resist mould growth, and tolerate regular cleaning. The investment in proper kitchen and bathroom paint prevents problems and reduces redecoration frequency.

Coverage and consistency - Always use the same paint brand, product line, and colour codes across redecorations. This consistency means touch-ups and partial redecorations between tenancies require fewer coats. If you consistently use the same grey throughout properties, you can touch up scuffs and damaged areas with a single coat rather than repainting entire rooms.

Purchase paint in larger quantities (10 or 20 litre tubs rather than individual tins) to reduce per-litre costs. Store leftover paint properly so it remains usable for touch-ups. Label tins clearly with property addresses and room names so you know exactly what paint goes where.

Flooring choices for rental properties

Flooring represents a substantial cost but significantly impacts property appeal and long-term maintenance requirements.

Carpets - For bedrooms and sometimes living rooms, carpet remains popular. However, not all carpet is equal. Polypropylene carpets offer the best value for rental properties. They're budget-friendly, stain-resistant, colourfast, easy to clean, and durable enough to withstand several tenancies.

Choose mid-tones rather than very light or very dark carpets. Light colours show every mark; dark colours show every thread and fibre. Mid-toned greys, beiges, or browns hide minor marks whilst maintaining a clean appearance.

Consider carpet tiles rather than fitted carpet, particularly for HMOs or high-turnover properties. Individual tiles can be replaced if damaged or stained, avoiding complete carpet replacement. Store spare tiles from each installation for future repairs.

Hard flooring - Laminate flooring has become increasingly popular in rental properties, particularly for high-traffic areas, kitchens, and open-plan living spaces. It's affordable, hard-wearing, easy to clean, and looks contemporary. Quality matters significantly - cheap laminate chips, warps, and looks tatty quickly. Mid-range laminate lasts through multiple tenancies and maintains appearance.

Luxury vinyl tiles (LVT) offer another excellent option. They're waterproof, extremely durable, comfortable underfoot, and available in wood-effect and stone-effect designs that look convincing. Whilst more expensive than basic laminate, LVT's longevity and resilience make it cost-effective over time.

Bathroom flooring - Avoid sheet vinyl (lino) in bathrooms despite its low cost. It tears easily, looks cheap, and dates properties. Instead, use ceramic or porcelain tiles, waterproof vinyl tiles, or quality vinyl planks designed for wet areas. These options look better, last longer, and maintain property value.

Underlay and installation - Whatever flooring you choose, proper underlay and professional installation matter. Good underlay extends flooring life, improves comfort, and reduces noise transmission (crucial for flats and HMOs). Professional installation ensures flooring looks good and functions properly from day one.

Fixtures, fittings, and appliances

The quality of fixtures and appliances you provide influences tenant satisfaction and long-term costs.

Kitchen appliances - If providing white goods (which significantly increases rental appeal), invest in mid-range quality rather than the cheapest options. A quality fridge-freezer, cooker, and washing machine typically last 8-10 years with reasonable care, spreading costs across multiple tenancies. Budget appliances often fail within 2-3 years, creating disruption and replacement costs that negate any initial savings.

Choose simple, reliable models rather than feature-laden options. Fewer features mean less to go wrong. White remains the safest colour choice for appliances - it coordinates with any decor and doesn't date.

Bathroom fixtures - Replace worn, tired, or dated bathroom suites when redecoration opportunities arise. A modern bathroom significantly increases property appeal and justifies higher rents. You don't need luxury fittings - good quality, contemporary white suites from mainstream suppliers like Ideal Standard or Roca provide excellent value.

Consider ease of cleaning when selecting bathroom fixtures. Toilets with concealed traps and smooth surfaces are easier to keep clean than traditional designs with exposed pipework. Wall-hung basins create a more spacious feel than pedestal basins.

Lighting - Lighting dramatically affects how properties feel and photograph. Replace old, dated light fittings with modern alternatives. You don't need expensive designer lights - simple, contemporary fittings from high street retailers look good and remain affordable.

Ensure adequate lighting in all rooms. Dim, poorly-lit properties feel unwelcoming. Add extra sockets and light sources where needed. Consider dimmer switches in living rooms and bedrooms for added appeal.

Door furniture and handles - Small details matter. Replace worn or tatty door handles, light switches, and socket covers. These inexpensive updates contribute significantly to overall impression. Brushed chrome or brushed nickel finishes look contemporary and work with any colour scheme.

When to redecorate rental properties

There's no legal requirement dictating redecoration frequency, but strategic timing maximises returns whilst controlling costs.

Between tenancies - The ideal time for decoration is between tenancies when properties are vacant. You can work without disturbing occupants, complete work quickly, and present properties in pristine condition for viewings. Plan ahead so decoration doesn't extend void periods unnecessarily.

For smooth turnovers, arrange contractors before tenants leave. Have materials ready, schedule work to start immediately after end-of-tenancy cleaning, and coordinate decoration with other works like carpet cleaning or appliance servicing.

During tenancies - Sometimes redecoration becomes necessary whilst properties are occupied. Perhaps walls have become marked, the tenant has requested freshening up, or you're proactively maintaining standards. Mid-tenancy decoration requires tenant cooperation and careful scheduling.

Always discuss timing with tenants well in advance. Offer to work around their schedule, perhaps whilst they're on holiday or at convenient times. Some tenants appreciate being consulted on colour choices if you're changing schemes. Others prefer you to work whilst they're away. Communication prevents friction and demonstrates respect for their home.

Frequency guidelines - As a general rule, full redecoration every 5-6 years maintains good standards. However, this varies based on several factors. High-turnover properties or those with multiple occupants wear faster and need more frequent attention. Professional tenants who stay long-term and take good care generally require less frequent work. Properties in good condition when initially decorated last longer between refreshes.

Between major redecorations, touch-ups and partial work keep properties presentable. Address scuffs, marks, and damage between tenancies without full repaints if walls are generally good. Replace worn carpets or flooring as needed rather than waiting for complete redecoration cycles.

The touch-up approach to cost management

Full redecoration between each tenancy isn't necessary and wastes money. Strategic touch-ups and targeted work maintain standards whilst controlling costs.

Assess, don't assume - When tenancies end, thoroughly inspect each room's condition. Often, you'll find most surfaces are fine with only specific areas needing attention. One wall behind a sofa might be scuffed whilst others are pristine. Bedroom ceilings might be perfect whilst bathroom ceilings need refreshing.

Photograph damage using timestamped photos through tools like August's document management. This documentation helps determine what's fair wear and tear versus tenant damage, supporting any deposit deductions if appropriate.

Spot repairs and cleaning - Minor scuffs, small marks, and general dirt often respond to cleaning rather than repainting. Try washing walls with sugar soap solution before assuming you need to repaint. Many marks disappear with proper cleaning, saving paint and labour costs.

For small holes from picture hooks or minor damage, fill carefully, sand smooth, and spot-paint. If you've used the same paint throughout, a small touch-up pot allows you to address multiple minor issues with minimal time and cost.

Strategic repainting - When you do repaint, focus on areas that show wear. High-traffic areas like hallways, staircases, and living rooms typically need attention more frequently than bedrooms. Bathrooms and kitchens often need repainting due to condensation and cooking residue.

Ceilings generally last longer than walls. If ceilings remain clean, paint walls only. This halves your painting time and cost whilst achieving a fresh appearance.

Maintaining consistency - This touch-up approach only works if you consistently use the same materials. If every redecoration uses different paint brands and colours, you can't touch up - you must repaint entire rooms to avoid patchy appearances. Consistency is key to cost-effective maintenance.

Should you let tenants decorate?

Some tenants request permission to decorate, creating both opportunities and risks for landlords.

Potential benefits - Allowing tenant decoration can work advantageously. The property gets refreshed at no cost to you. Tenants who invest time and money decorating are more likely to stay long-term, reducing turnover costs. Some tenants have excellent taste and improve properties significantly.

Additionally, accommodating reasonable decoration requests demonstrates flexibility and tenant-friendly landlording, helping build positive relationships.

Potential problems - However, tenant decoration carries risks. Poor workmanship damages properties and creates repair costs. Tenants' taste might not align with broad rental appeal, potentially making properties harder to let after they leave. Bold colour choices could require complete repainting to restore neutrality.

Structural work or permanent alterations create bigger problems. Removing wallpaper, installing fixtures, or making modifications might breach building regulations or affect property value.

Setting clear boundaries - If you agree to tenant decoration, establish clear terms in writing. Specify what's permitted and what's not. Typically, this means allowing repainting in agreed colours (usually neutral tones), prohibiting wallpaper or structural changes, requiring professional standards or pre-approval of contractors, and expecting restoration to original condition at tenancy end or approval of any permanent changes.

Document the property's condition with photographs before tenants start work. This protects both parties if disputes arise about damage or restoration requirements.

When to say no - Some decoration requests should be declined. Major structural work, installation of permanent fixtures requiring significant wall damage, bold or unusual colour schemes in mainstream rental properties, and work that might affect safety or building regulations all warrant refusal.

Explain decisions clearly and professionally. If refusing paint colour requests, consider offering an alternative from your approved neutral palette. If declining wallpaper, perhaps suggest removable wall decals or artwork instead.

Furnishing considerations

Whether and how you furnish properties affects decoration decisions and rental appeal.

Furnished versus unfurnished - Furnished properties typically let faster and achieve slightly higher rents, particularly in markets serving professional sharers, students, or short-term tenants. However, furnishing creates ongoing costs for maintenance, replacement, and compliance with fire safety regulations.

Unfurnished properties attract different tenant demographics - usually long-term renters seeking stability who'll provide their own furniture. Unfurnished lets reduce your responsibilities but might take longer to let and achieve marginally lower rents.

Part-furnished properties (white goods plus curtains/blinds but no furniture) often provide the best compromise - you capture convenience appeal without full furnishing costs.

Furniture quality and style - If furnishing, choose durable, neutral pieces that withstand multiple tenancies. Avoid cheap flat-pack furniture that falls apart quickly. Mid-range quality furniture lasts years and looks presentable throughout its life.

Style-wise, stick with simple, contemporary designs in neutral colours. A grey or beige sofa works in any colour scheme. Avoid bold patterns, unusual styles, or anything that might date quickly or limit appeal.

Fire safety compliance - All upholstered furniture provided in rental properties must meet fire safety regulations. Items manufactured after 1988 should display permanent labels confirming compliance. Never provide second-hand furniture without these labels - the penalties for non-compliant furniture are severe.

Check all furniture labels regularly. If labels are damaged or missing, the furniture must be replaced regardless of its condition. Compliance tracking helps ensure nothing slips through the cracks.

Budgeting for decoration

Understanding costs and planning budgets prevents unpleasant surprises and helps maintain property profitability.

Initial decoration costs - When first preparing a property for letting, expect to invest more substantially. A typical three-bedroom house might require £2,000-£4,000 for comprehensive decoration including all walls and ceilings throughout, new carpets in bedrooms, hard flooring in living areas and kitchen, updated bathroom and kitchen paint, new light fittings, and minor repairs and preparation work.

Larger properties, those in poor initial condition, or those requiring higher specifications cost more. Budget properties or simple refreshes might manage with less.

Maintenance redecoration - Once established with consistent materials and colours, maintenance costs reduce significantly. Budget £500-£1,500 per property every 2-3 years for touch-ups and targeted work. This covers paint materials and light labour, spot carpet repairs or professional cleaning, and minor fixture updates.

Cost per tenancy - Spread over average tenancy lengths, decoration represents £150-£400 per year per property. This is manageable within typical rental yields when budgeted properly.

Track decoration costs systematically using expense tracking tools to understand real costs and identify properties requiring disproportionate spending. This data informs decisions about whether properties need complete redecoration or whether there are tenant behaviour issues causing excessive wear.

Tax considerations - Decoration costs are allowable expenses against rental income for tax purposes, provided they're repairs or maintenance rather than improvements. Redecorating to similar standards counts as maintenance. Upgrading significantly beyond original specification might be considered improvement, with different tax treatment.

Keep detailed records of all decoration work, including receipts, before and after photos, and descriptions of work completed. These records support tax returns and provide evidence for deposit disputes.

Common decoration mistakes to avoid

Learning from others' errors saves time, money, and frustration.

Choosing trendy over timeless - Fashionable colours and styles date quickly. What looks contemporary today might appear tired in two years. Stick with classic, neutral approaches that remain appealing regardless of trends.

Prioritising cheapest over best value - The cheapest paint, flooring, or fixtures rarely prove economical. They wear quickly, look poor, and require frequent replacement. Mid-range quality provides vastly better long-term value.

Neglecting preparation - Proper surface preparation is crucial. Painting over dirty, greasy, or damaged surfaces produces poor results regardless of paint quality. Fill holes properly, sand smooth, clean thoroughly, and prime where needed. Rushed preparation creates work that looks amateurish and doesn't last.

Inconsistent materials - Using different paints, colours, or materials between redecorations makes touch-ups impossible and increases costs. Establish a specification and stick with it across all work.

Overlooking small details - Worn door handles, old light switches, tatty switch plates, and scuffed skirting boards undermine otherwise good decoration. Replace these inexpensive items to maintain overall quality impression.

Inadequate lighting - Dark, poorly-lit properties feel uninviting regardless of decoration quality. Ensure adequate lighting throughout, particularly in hallways, kitchens, and bathrooms.

Photography and marketing presentation

How you photograph and present decorated properties affects letting success.

Photograph when pristine - Take property photos immediately after decoration when everything is perfect. These images serve multiple purposes - marketing materials for current and future lettings, inventory records showing condition at tenancy start, and evidence for deposit disputes if damage occurs.

Photograph during daylight hours for best results. Ensure rooms are tidy, curtains/blinds open, lights on, and all clutter removed. Consider professional photography for higher-value properties - the investment often pays for itself through faster lets at better rents.

Staging for viewings - If properties are vacant, consider minimal staging. A few well-chosen items help tenants visualise living spaces. A sofa and coffee table in the living room, a bed and nightstand in the main bedroom, and a small table with chairs in the kitchen dining area provide context without significant cost.

Fresh flowers or plants add life to photos and viewings. These small touches make properties feel cared for and welcoming.

Marketing copy - Mention decoration quality in property descriptions. Phrases like "freshly decorated throughout", "newly refurbished", "contemporary neutral décor", and "move-in ready condition" attract more enquiries and set quality expectations.

Maintaining standards between major works

Ongoing attention prevents properties deteriorating and needing premature complete redecoration.

Regular inspections - Conduct property inspections as permitted by your tenancy agreement (typically every 3-6 months). Use these opportunities to identify emerging issues before they become serious. Check for dampness, mould, or condensation that might damage decoration. Look for minor damage that can be addressed during current tenancy. Assess overall wear and plan future decoration timing.

Document findings with photographs and notes using property management tools to track condition over time.

Address issues promptly - When tenants report leaks, dampness, or other issues affecting decoration, respond quickly. Water damage destroys decoration and creates expensive problems if ignored. Prompt maintenance response protects your decoration investment and tenant relationship.

Educate tenants - Many decoration problems arise from tenant behaviour that's easily remedied with education. Provide guidance on preventing condensation and mould by using extractor fans, opening windows, heating properties adequately, and not drying washing indoors excessively. Encourage reporting of maintenance issues early before they cause extensive damage.

Simple tenant education prevents many costly decoration problems.

Energy efficiency and decoration

Modern decoration should consider energy efficiency alongside aesthetics.

Insulation opportunities - When redecorating, consider whether wall insulation could be improved. Internal wall insulation systems can be decorated over. Whilst adding cost, improved insulation reduces energy bills for tenants, potentially justifying higher rents, and improves EPC ratings which affect lettability and future regulatory compliance.

Thermal paints - Specialist thermal paints and wall coatings reduce heat loss. Whilst more expensive than standard emulsion, they provide incremental energy efficiency improvements that compound with other measures.

Window treatments - Quality curtains or blinds improve energy efficiency by reducing heat loss through windows. Consider this when decorating - good window treatments enhance appearance whilst serving practical purposes.

Sustainable materials - Where budget permits, choose low-VOC paints and sustainable materials. These decisions appeal to environmentally conscious tenants and align with broader societal trends toward sustainability.

Looking ahead

Tenant expectations continue evolving. Properties that felt adequate five years ago might seem tired today. Staying ahead requires understanding emerging preferences whilst maintaining cost discipline.

Contemporary tenants value clean, modern aesthetics, energy efficiency and comfort, flexible spaces supporting hybrid working, and good quality fixtures and appliances. Properties meeting these expectations let faster and retain tenants longer, improving returns despite potentially higher initial costs.

The Renters Rights Act, which comes into force on 1 May 2026, increases tenant empowerment and protection. Whilst not directly addressing decoration, the Act's emphasis on property standards and tenant satisfaction reinforces the business case for maintaining properties well.

Similarly, the Decent Homes Standard, which will apply to private rental properties from 2035, will establish minimum property conditions. Whilst specific decoration requirements are unlikely, the overall push toward higher standards means landlords should maintain properties proactively rather than reactively.

Decoration isn't glamorous property management work, but it's fundamental to success. Well-decorated properties attract better tenants, generate higher returns, and require less overall management attention. Treat decoration strategically rather than as a grudging expense, and you'll find it delivers substantial returns on investment.

Disclaimer: This article is a guide and not intended to be relied upon as legal or professional advice, or as a substitute for it. August does not accept any liability for any errors, omissions or misstatements contained in this article. Always speak to a suitably qualified professional if you require specific advice or information.