Hooks, holes and Halloween: Landlord tips for redecoration disputes

Halloween might be all about spooky fun and pumpkin carving, but for landlords, the real fright can come after the celebration’s over. Fake cobwebs, wall hooks, and decorations can leave behind marks, holes, or chipped paint - and that’s before we get to the spills and stains from a lively night of trick-or-treating. 

Redecoration issues consistently feature as one of the top five reasons for tenancy deposit disputes, accounting for nearly a third of cases we see at TDS. And while it’s natural to want your property back in the same condition you let it in, not every blemish or scuff can be charged to the tenant, and not every claim will be upheld if the right evidence isn’t provided. 

Here, TDS explain how to stop redecoration issues from coming back to haunt you at the end of a tenancy. 

1. Lay the groundwork before the tenancy

The best defence against a frightening redecoration bill is preparation before tenants even move in. 

• Create a detailed inventory and schedule of condition: Include photographs or video for every room, clearly showing wall condition, paint finish, and any existing marks. 

• Be descriptive: Instead of simply writing “walls in good condition,” note “walls freshly painted in white emulsion, no visible marks, chips or holes.” 

• Include decor clauses in the tenancy agreement: Make it clear what is and isn’t permitted - for example, no nails or screws in walls without permission, use of removable hooks only, and whether repainting is allowed. 

This documentation becomes your strongest shield against a dispute later. 

Top Tip from TDS: A professional, photographic inventory is one of the most powerful pieces of evidence you can have in a dispute. Without it, your claim may not stand up, no matter how clear the damage seems. See our free guide to Inventory’s here. 

2. Mid-tenancy maintenance and communication

Regular inspections and communication help landlords catch problems before they turn into a horror story at check-out. 

• Schedule interim inspections: Ideally every six to twelve months, with proper notice to tenants. This helps you spot small issues before they turn into full redecorating jobs. 

• Record changes early: If you spot damage during the tenancy, agree with the tenant on how it will be rectified, don’t wait until check-out. This proactive approach helps avoid disputes when the tenancy ends. 

3. Understand wear and tear vs. damage

Knowing what is normal wear and tear -and what counts as damage - is key to making a fair claim. 

• Fair wear and tear is natural ageing, such as small scuffs, light fading from sunlight, or paint dulling over time. 

• Damage is avoidable and requires repair - such as large scratches, paint stripped by adhesive hooks, multiple nail holes, or staining that needs repainting. 

Adjudicators also consider the age of the decor. For instance, walls painted five years ago may have reached the end of their normal lifespan, so a landlord may only recover part of the redecoration cost, even if damage occurred. 

4. Check-out process: Gather your evidence

When the tenancy ends, it’s essential to collect clear, detailed evidence to support any redecoration claim. 

• Do a side-by-side comparison with the check-in inventory. 

• Take clear, dated photos showing any new damage or marks. 

• Collect quotes or invoices for redecoration work - and if you’re doing it yourself, provide receipts for materials and a reasonable labour cost. 

• Apply fair apportionment: Remember to take the age of the décor into account. 

Without this evidence, even the most convincing claim can vanish like a ghost. 

5. Case study learning: Hooks in the hallway

In a recent TDS case, a landlord claimed the full cost of repainting the hallway after the tenant used several adhesive hooks to hang decorations. The check-in report confirmed the walls had been newly painted, and the check-out photographs showed multiple areas where paint had peeled away when the hooks were removed. 

The adjudicator awarded part of the claim, allowing for a proportion of the repainting costs based on the expected lifespan of the decor and the extent of the damage. The full claim wasn’t upheld, as that would have left the landlord in a better position than before the tenancy (known as “betterment”). 

The lesson here is that inventories, photos, and realistic costings are crucial, and landlords should expect to share the cost of redecorating if the décor was already ageing. 

Top tip from TDS: When claiming for redecoration, always include the original inventory, check-out report, and dated photographs. If you don’t have a professional quote, explain how you calculated costs - adjudicators need to see your reasoning to make a fair decision. 

6. How adjudicators make their decision

At TDS, adjudicators look for three main things in a successful claim: 

1. Evidence of the property’s condition at the start and end of the tenancy. 
    
2. Clear proof of deterioration that goes beyond fair wear and tear. 
    
3. Reasonable costs that are proportionate to the damage and do not result in betterment. 

Common reasons claims fail include: 

• No check-in report or photos. 

• Insufficient evidence that damage occurred during the tenancy. 

• Charging for a full room repaint when only a small area was affected. 

7. Reduce the risk of redecoration disputes

To avoid a deposit dispute nightmare, make redecoration part of your wider tenancy management: 

• Provide clear decoration guidance at the start of the tenancy. 

• Keep a photographic record of decor condition throughout. 

• Plan routine maintenance such as periodic repainting to keep the property in good condition. 

• Have open conversations with tenants about seasonal decorations or any changes they’d like to make. 

Key takeaways for landlords

Avoiding a redecoration dispute starts with solid preparation. A clear, photographic inventory is your first line of defence and makes any future claim far stronger. Keep communication open with tenants throughout the tenancy - it’s far easier (and cheaper) to prevent problems than to resolve them later. When damage does occur, be fair: distinguish between normal wear and tear and genuine damage, and keep your costs proportionate. Finally, back everything up with solid evidence, including reports, dated photos, quotes, and reasonable calculations. 

With the right approach, you can handle redecoration claims with confidence - and avoid any nasty surprises or scares when the tenancy ends. 

Not with the Tenancy Deposit Scheme?

Visit our TDS Help Centre to find more guides, tools and templates, all designed to make the life of a landlord easier.  Some of our resources are only available to landlords who use the free deposit protection scheme at TDS Custodial or the insured scheme at TDS Insured. You can access all templates, tools and the full tenancy deposit management dashboard by joining the Tenancy Deposit Scheme.