End of Tenancy Painting: London Landlord's Complete Guide

The end of a tenancy triggers one of the most common — and most contentious — decorating decisions a London landlord faces. The outgoing tenant has returned the keys. The check-out report lists scuff marks, nail holes, and general wear to the paintwork. The question is: do you repaint, and if so, who pays?

The answers involve a tangled intersection of law, contract, common practice, and practical economics. Get it wrong, and you risk an expensive Tenancy Deposit Scheme dispute, unnecessary void period costs, or presenting your property to the market in a condition that depresses rental values and attracts lower-quality tenants.

This guide addresses the specific legal and practical questions that London landlords face around end-of-tenancy painting, providing clear guidance on obligations, costs, deposit deductions, and the most cost-effective approaches to keeping rental properties in prime condition.

Legal Framework: Who Is Responsible for What?

Fair Wear and Tear

The concept of fair wear and tear is central to end-of-tenancy decoration disputes. Section 11 of the Landlord and Tenant Act 1985 and most standard AST (Assured Shorthold Tenancy) agreements acknowledge that a property will suffer reasonable deterioration through normal use during the tenancy period.

What constitutes fair wear and tear on paintwork:

• Gradual fading of paint colour, particularly on south-facing walls
• Light scuff marks at furniture height and in doorways
• Minor nail holes from picture hanging (typically one or two per wall)
• Slight discoloration behind radiators and around light switches
• General dulling of the finish in high-traffic areas

What exceeds fair wear and tear:

• Significant staining from cooking, smoking, or neglect
• Large or numerous holes in walls from shelving, heavy pictures, or fixtures
• Crayon, pen, or marker marks
• Pet damage — scratches, stains, or chewing marks
• Deliberate repainting in an unapproved colour
• Damage caused by hanging items without proper fixings, resulting in pulled plaster
• Nicotine staining throughout the property

Tenancy Length and Expectations

The length of the tenancy significantly affects what is considered fair wear and tear. The Tenancy Deposit Scheme (TDS) and the Deposit Protection Service (DPS) both apply a principle of diminishing liability:

• Tenancy under 1 year: The tenant is expected to return the property in close to the condition it was received (allowing for normal use). Significant paint damage may justify deduction from the deposit.
• Tenancy of 1-3 years: Moderate wear to paintwork is expected. Full redecoration is unlikely to be claimable against the deposit, but damage beyond reasonable wear may be.
• Tenancy of 3-5 years: Substantial wear is expected. In most cases, the landlord should expect to redecorate at their own expense. Only damage clearly exceeding normal wear can be claimed.
• Tenancy over 5 years: The decorative condition of the property at the start of the tenancy is largely irrelevant. Redecoration is the landlord's responsibility.

Deposit Deductions for Painting

If you believe the paintwork damage exceeds fair wear and tear and wish to deduct from the deposit, you need:

1. A comprehensive check-in inventory with dated photographs showing the condition of every wall, ceiling, and woodwork surface at the start of the tenancy
2. A check-out report documenting the current condition with dated photographs of the same surfaces
3. Evidence of the damage — clear photographs showing specific marks, stains, or damage that cannot be attributed to normal use
4. Reasonable costings — obtain quotes from professional decorators for the specific remedial work required (not for a complete redecoration unless the damage warrants it)
5. Allowance for betterment — if you deduct for repainting a room that was due for redecoration anyway, the deduction should reflect the remaining life of the original paintwork, not the full cost of repainting

The Betterment Trap

Betterment is the principle that a landlord should not profit from a deposit deduction. If a wall was painted three years ago and was expected to last five years, and the tenant's damage means it needs repainting after three years rather than five, the landlord can only claim for the lost two years of life — not the full cost of repainting.

In practice, this means deducting approximately 40 percent of the repainting cost (the two lost years out of the five-year expected life). Attempting to deduct the full cost will almost certainly be challenged and reduced by the deposit protection scheme.

The Economics of End-of-Tenancy Painting

The Void Period Calculation

In central London, void periods cost real money. A two-bedroom flat in Kensington renting at 3,000 pounds per month costs 100 pounds per day it sits empty. A three-bedroom house in Chelsea at 5,000 per month costs 167 pounds per day.

Professional painting of a two-bedroom flat takes two to four days. Even if the painting itself costs 1,500 pounds, the total cost including void period is closer to 1,800 to 1,900 pounds. Delaying the work by a week while you debate whether to repaint costs more in lost rent than the painting itself.

The most financially efficient approach is almost always: decide quickly, start immediately, and get the property back on the market as fast as possible.

When Repainting Is Essential

Always repaint when:

• The property will be marketed for new tenants (fresh paintwork directly impacts rental value and speed of letting)
• The previous tenancy lasted more than three years
• There is visible damage beyond fair wear and tear
• The existing paint colour is dated or unusual (repaint in a neutral palette)
• There is nicotine staining, cooking grease buildup, or odour embedded in the paintwork

Consider not repainting when:

• The tenancy was short (under one year) and the paint is in good condition
• The incoming tenant has already been secured and has not requested redecoration
• A light clean and touch-up will address all visible issues

The Touch-Up vs Full Repaint Decision

Touch-up works when:

• The existing paint is less than two years old
• You have the exact same paint (colour and product) available
• The damage is limited to specific, localised areas
• The wall is not in direct light where the difference between new and old paint would be visible

Touch-up does not work when:

• The paint has faded or yellowed since application (common with white oil-based paints)
• You do not have the exact same product and cannot match it accurately
• The damage is spread across large areas of the wall
• The wall is prominently visible (living room, hallway)

In our experience, full room repaints produce a better result and a faster let than patchwork touch-ups, even when the touch-up approach would be technically adequate. Prospective tenants — and particularly their agents — can spot touch-up painting, and it signals minimum-effort maintenance.

Choosing the Right Paint for Rental Properties

Durability Over Aesthetics

For rental properties, paint selection should prioritise durability and maintenance over decorative sophistication. The ideal rental paint is:

• Highly durable and wipeable — marks and scuffs can be cleaned without damaging the finish
• Available in a wide range of neutral colours — easy to match for future touch-ups
• Reasonably priced — the premium for designer paints is difficult to justify for a rental
• Fast-drying — shorter recoat times reduce the void period

Recommended Products

Walls: Dulux Trade Diamond Matt is our top recommendation for rental property walls. It is exceptionally tough, wipeable, and available in a vast colour range. At approximately 35 to 45 pounds for 5 litres, it offers excellent value for the durability it provides.

Ceilings: Dulux Trade Vinyl Matt in White. Cost-effective, good coverage, and widely available for future matching.

Woodwork: Dulux Trade Quick Dry Satinwood or Johnstone's Aqua Guard. Both are water-based, fast-drying, durable, and non-yellowing.

Colour Strategy

The universal neutral palette:

• Walls: Dulux Trade White or a very pale neutral (Polished Pebble, Jasmine White, or similar)
• Ceilings: Pure brilliant white
• Woodwork: Pure brilliant white

This palette appeals to the widest range of tenants, photographs well for property listings, and is easy to maintain and match for future touch-ups. It also maximises the perception of space and light — important selling points in London's rental market.

When to use colour: In higher-end rentals where the property is competing on design appeal rather than just space and location, a more sophisticated colour scheme can command premium rents. A feature wall in the living room, a warm neutral in the bedroom, or a rich colour in the study signals quality and effort. However, this approach requires a specific target tenant and a more considered maintenance strategy.

The Turnaround Process

Before the Tenant Moves Out

Four to six weeks before: Book your decorator. Good painters in central London are in constant demand. Waiting until the property is vacant costs void days.

Two weeks before: Conduct a pre-departure inspection (if your tenancy agreement permits). Assess the scope of painting needed and brief your decorator on the likely work.

One week before: Confirm the paint colours and products. Ensure the decorator has ordered materials and is ready to start.

The Day the Tenant Leaves

Morning: Check-out inventory and inspection. Document the condition of all surfaces.

Afternoon: Cleaning team begins work in areas that will not be painted. Decorator begins assessment and preparation in the rooms requiring the most work.

The Painting Phase

Day 1: Preparation — filling, sanding, and caulking. Ceilings painted.

Day 2: Walls — first coat.

Day 3: Walls — second coat. Woodwork begins.

Day 4: Woodwork completion. Snagging and touch-ups.

Day 5 (if needed): Final touches, clean-up, and handover.

For a well-maintained two-bedroom flat, a professional team can complete the work in three to four days. Larger properties or those in poor condition may take a week.

After Painting

Professional cleaning: A final clean after painting removes any dust and paint splashes and presents the property at its best.

Photography: Professional photography for the property listing should be scheduled the day after painting is complete and cleaning is done. Fresh paintwork photographs beautifully and makes a measurable difference to listing quality.

Marketing launch: The property goes live on portals the same day as photography, minimising the void period.

Managing Multiple Properties

For landlords with portfolios of London rental properties, a systematic approach to end-of-tenancy painting reduces costs and improves efficiency:

Preferred Contractor Relationship

Working with a single decorating company for all your properties builds efficiency. The decorator learns your standards, understands your preferred products and colours, and can respond quickly when a tenancy ends. Volume work often commands better rates.

Standardised Specification

Using the same paint products and colours across your portfolio simplifies ordering, eliminates colour-matching problems, and means touch-up paint purchased for one property can be used on another.

Scheduled Maintenance

Rather than repainting reactively at the end of each tenancy, consider a proactive maintenance schedule. Properties repainted every three to four years, regardless of tenant turnover, maintain a higher standard and require less intensive work at each repaint.

Cost Guide

Typical costs for end-of-tenancy painting in London (2025-2026):

| Property Type | Light Refresh | Full Repaint | |--------------|--------------|-------------| | Studio/1-bed flat | 600-1,000 | 1,200-2,000 | | 2-bed flat | 800-1,400 | 1,800-3,000 | | 3-bed flat/house | 1,200-2,000 | 2,500-4,500 | | 4-bed house | 1,500-2,500 | 3,500-6,000 |

"Light refresh" includes touch-ups, spot repainting, and one full room repaint. "Full repaint" includes all walls, ceilings, and woodwork throughout.

Working With Us

At Mayfair Painters and Decorators, we work with landlords and managing agents across London to maintain rental properties to the highest standard. We understand the urgency of void periods, we work quickly without cutting corners, and we deliver results that help properties let faster and at higher rents.

We offer preferred rates for landlords with multiple properties and can respond quickly to end-of-tenancy requirements with our experienced team. Contact us to discuss your property or portfolio.