What evidence do landlords need to justify redecoration costs at the end of a tenancy?
Redecoration is one of the most common areas of dispute at the end of a tenancy. In fact, almost a third of deposit claims handled by the Tenancy Deposit Scheme involve it. While it’s understandable to want your property returned in the same condition, tenants can’t be charged for every small scuff or nail hole, and only damage that goes beyond fair wear and tear is claimable - with reliable evidence to support it.
When reviewing redecoration disputes, TDS adjudicators focus on three key things: evidence of the property’s condition at the start and end of the tenancy, proof that the damage goes beyond normal use, and costs that are fair and proportionate (without leaving the landlord better off than before). Here, we break this down into practical guidance to help you get your evidence right.
1. Start with a strong inventory
Q: Why is the check-in inventory so important?
Your check-in report documents the property's original condition, it forms the baseline for any future comparison, so to justify a redecoration deduction, you should have:
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A detailed written inventory, with notes on wall condition and décor
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Time-stamped photos or video, ideally room by room
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Signatures or confirmation from the tenant, that they have seen, read, and agreed to this inventory.
A vague description like “walls in good condition” is unfortunately not enough. Instead, record: “Walls freshly painted magnolia, no marks, chips, or stains.”
TDS Top Tip: This initial documentation becomes your strongest defence in a dispute. Having a professional, photographic inventory is one of the most powerful pieces of evidence you can have, and without it, your claim may not stand no matter how obvious the damage seems. For more on check in and check out inventories, click here.
2. Capture clear check-out evidence
Q: What should be recorded at the end of the tenancy?
At check-out, take fresh photos and write a report - or have it completed by an independent inventory clerk - that compares directly with the check-in inventory. Focus on:
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Any new stains, scuffs, marks, or holes
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Paint peeling from blu-tac or tape
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Any damage not previously recorded
Use the same angles or lighting if possible, to make comparisons easier. If the tenant isn’t present, your documentation becomes even more vital.
TDS Top Tip: Make sure your check-out report explicitly notes differences (e.g. new red wine stain on living room wall that was not present at move-in) and references the corresponding inventory section or photo. The goal is to prove the deterioration happened during this tenancy. Common reasons redecoration claims fail include lacking a check-in report or photos, or not clearly showing the tenant caused the damage. By having before-and-after pictures and a written condition comparison, you create a factual narrative that an adjudicator can follow.
3. Understand fair wear and tear vs damage
Q: What’s the difference between fair wear and tear and damage?
Tenants cannot be charged for normal wear and tear, like slight paint dulling, minor scuffs to furniture, or light fading. Damage, however, includes:
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Excessive screw/nail holes
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Large stains or chips
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Drawing on walls
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Unauthorised repainting
Your evidence must clearly show that what you’re claiming is damage beyond normal use, not the natural ageing of décor.
4. Show your costs
Q: How do I prove what the redecoration cost?
To support your deduction, provide:
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A contractor’s invoice or estimate
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Receipts for materials or supplies (if DIY)
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A breakdown of labour hours and rates
Even if you haven’t repainted yet, you can still claim with a quote, just make sure it’s dated and itemised. Explain your costs clearly: e.g., £60 materials + £40 labour for 5 hours.
5. Avoid betterment
Q: Can I claim the full cost if I had to repaint the whole room?
Not necessarily. You can’t leave the tenancy better off than when it started which is known as betterment.
If a wall was last painted 5 years ago and needed a refresh soon anyway, you may only be awarded a portion of the cost. You’ll need to consider:
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The age of the décor
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The extent of the damage
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Whether partial redecoration is possible
Claims that fail to account for these can get reduced or even rejected.
TDS Top Tip: Back up your claim with evidence that you’ve adjusted for age and scope of damage. Showing this calculation and that you’re seeking only the true loss in value, which will greatly strengthen your position. Take a look at our product lifespans guide for information on how long each item is estimated to last in a rental property.
6. Use your tenancy agreement and communication trail
Q: What other evidence strengthens my claim?
Include clauses from the tenancy agreement that cover decoration e.g. “No painting or alterations without landlord consent.” If this was breached, it helps establish liability.
In addition to inventory reports and invoices, gather any written evidence that supports your claim. Start with the tenancy agreement: if it includes a decoration or alterations clause (for example, not allowing nails, shelves, or repainting without consent), highlight it. If the tenant breached those terms, this clause alongside photographic evidence helps show that redecoration is the tenant’s responsibility. While a clause alone doesn’t prove damage, it strengthens your case.
TDS Tip: You should also include any relevant correspondence with the tenant. Emails or texts where the tenant acknowledges damage, agrees to repaint, or is notified about decoration rules can all be submitted as evidence. Adjudicators expect to see documented communication that supports the claim, alongside formal reports. Even without an admission, records of inspections, repair requests, or warnings help demonstrate that the issue wasn’t caused by landlord neglect.
Build a fair and evidence-based claim
When it comes to end-of-tenancy redecoration disputes, success is in the preparation and proof. By documenting the property’s condition before and after, distinguishing wear and tear from damage, and proving the costs of your claim, you greatly improve your chances of an adjudicator ruling in your favour. Always remember to be fair, charge only for what’s beyond normal use and back everything up with evidence.
For more information on dispute resolution, download our free guide here.
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 our customers easier. Some of our resources are only available to customers 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.
