Tenants' Right to Make Improvements: What Landlords Need to Know

One of the less-discussed changes in the Renters' Rights Act 2026 is the introduction of a statutory right for tenants to request permission to make improvements to their rented home. This doesn't mean tenants can do whatever they like — but it does mean landlords can no longer simply say no without a good reason.

The New Right

Under the Renters' Rights Act 2026, tenants have a statutory right to request permission to make improvements to their rented property. This right overrides any blanket "no alterations" clause in a tenancy agreement — a clause that says the tenant may not make any alterations without consent is still valid, but the landlord cannot unreasonably withhold that consent.

What Counts as an Improvement?

The right covers a broad range of alterations, including:

- Decorating (painting walls, changing wallpaper)

- Installing shelving or storage

- Putting up pictures or mirrors (including making fixings in walls)

- Accessibility adaptations (grab rails, ramps, widened doorways)

- Installing an EV charging point

- Fitting a smart meter or smart home devices

- Any other alteration that improves the property for the tenant's use

The key word is "improvement" — the alteration must make the property better or more suitable for the tenant, not simply different.

The Request Process

- The tenant must make a written request to the landlord describing the proposed improvement

- The request should be specific enough for the landlord to understand what is being proposed — a vague request ("I'd like to make some changes") is not sufficient

- There is no prescribed form, but a clear email or letter setting out what the tenant wants to do, how they intend to do it, and who will carry out the work is good practice

The Landlord's Response: The 28-Day Rule

The landlord must respond within 28 days of receiving the request. The landlord has three options:

1. Consent unconditionally — the tenant can proceed

2. Consent with reasonable conditions — the landlord agrees, subject to conditions (see below)

3. Refuse — but only on reasonable grounds (see below)

Failing to respond within 28 days is treated as unreasonable refusal. If you need more time to consider a complex request, acknowledge it in writing and explain why you need longer — but be aware that the 28-day clock is running.

Reasonable Grounds for Refusal

A landlord can refuse a request, but only where there is a genuine reason. Reasonable grounds include:

- The improvement would damage the structure or fabric of the building

- It would require planning permission that the tenant cannot obtain

- It would breach the terms of a head lease (for leasehold properties)

- It would make the property materially harder to re-let to future tenants

- The proposed works are unsafe or would require building regulations approval that the tenant has not obtained

What is not a reasonable ground for refusal: simply not wanting the property to be changed, or a general preference for the property to remain as it is. The Act is designed to prevent exactly this kind of blanket refusal.

Conditions a Landlord Can Attach

Where the landlord consents with conditions, those conditions must be reasonable. Examples of reasonable conditions:

- That the work is carried out by a qualified tradesperson (e.g., a Gas Safe registered engineer for gas work, a Part P certified electrician for electrical work)

- That the work is done to a specified standard or in accordance with building regulations

- That the tenant obtains any necessary planning permission or building regulations approval before starting

- That the tenant restores the property to its original condition at the end of the tenancy

Restoration: What Landlords Can and Cannot Do

A landlord can require the tenant to restore the property to its original condition at the end of the tenancy — this is a legitimate condition. However, the landlord cannot charge for restoration in advance or deduct a sum from the deposit before the tenancy ends and the actual cost is known.

If the tenant fails to restore the property as agreed, the landlord can make a deduction from the deposit through the normal deposit dispute process.

Accessibility Adaptations: Special Rules

Where a tenant (or a member of their household) has a disability, special rules apply. The Equality Act 2010 already requires landlords not to unreasonably refuse adaptations needed by a disabled person. The Renters' Rights Act reinforces this — a landlord who refuses an accessibility adaptation without a compelling reason risks a claim under both the Act and the Equality Act.

If a tenant requests a grab rail, a ramp, or a widened doorway for a disabled occupier, the bar for refusal is very high.

Practical Tips for Landlords

- Respond promptly: the 28-day deadline is strict — diarise the response date as soon as you receive a request

- Put everything in writing: consent, conditions, and refusals should all be in writing, with reasons

- Keep a record: retain copies of all requests and responses — you may need them if a dispute arises

- Think commercially: many improvements (new shelving, a fresh coat of paint, an EV charger) actually add value to the property. Consider whether refusal is really in your interest.

- Review your tenancy agreement: blanket "no alterations" clauses are now overridden by statute — update your standard agreement to reflect the new position