The boxes are gone, the keys are on the counter and the walls look fine from the doorway. Then the landlord walks in with a flashlight. Suddenly every scuff by the light switch, every pale square where a picture hung and every nail hole in the hallway is part of a conversation about the deposit.
Paintwork causes more move-out arguments than almost anything else in a rental. In London, where flats turn over fast and decoration gets refreshed between tenants, the question comes up constantly. Here is how it usually plays out, and how a painter fits in.
What Counts as Fair Wear and Tear on Painted Walls?
In England, a landlord cannot keep money from a deposit for normal living. Fair wear and tear includes small scuffs on walls, according to housing charity Shelter. It also notes that disputes are judged with an eye on who lived in the home and for how long.
That second point matters for paint. A couple who stayed five years will leave more marks than a single professional who stayed six months. Both may be well within normal use.
Damage is different. Large gouges, crayon drawings, burns and a feature wall painted bright orange without permission all go beyond wear and tear.
How Does the Deposit Protection Scheme Handle a Paint Dispute?
Most deposits in England sit in a government-backed scheme. According to GOV.UK guidance, a landlord or letting agent must place the deposit in one within 30 days of receiving it, and if the two sides disagree, the money stays protected until the issue is resolved.
For landlords, Landlord Resource has a plain-English guide to choosing a deposit protection scheme and to the paperwork that comes with it. The NRLA and Propertymark publish their own guidance for members, and tenants can turn to Citizens Advice. Each deposit protection scheme also offers a free dispute service, where an adjudicator looks at the evidence from both sides.
In a paint dispute, that evidence decides almost everything. The adjudicator compares how the walls looked at check-in with how they look at check-out, then asks whether the change is damage or just time.
Which Marks Usually Cost the Tenant?
Every case is judged on its own facts, but some patterns come up again and again.
| Mark on the wall | How it is often viewed | Likely outcome |
| Light scuffs near switches and doors | Normal wear and tear | Usually no charge |
| Faded paint or pale picture outlines | Normal aging | Usually no charge |
| A few small nail or pin holes | Often treated as minor | Small or no charge, depending on the agreement |
| Adhesive marks that pulled off paint | Often argued over | Possible charge for patch repair |
| Large gouges, crayon or burn marks | Damage | Charge for repair, adjusted for paint age |
| Walls repainted without consent | Unapproved alteration | Possible charge to restore the original |
The key word in most cases is “proportionate.” Even when a tenant caused damage, the charge should match the repair, not the cost of redecorating a whole flat.
Why the Age of the Paint Matters
Paint does not last forever. Walls that were last painted many years before the tenancy began would have needed a fresh coat soon anyway.
Citizens Advice makes the same point. It says a landlord cannot take money for reasonable wear and tear, meaning things that gradually get worse over time, and it gives paintwork as an example.
So when a deduction is fair, it is often only a share of the cost. A landlord who charges a full repaint for walls that were already tired is asking the tenant to pay for an upgrade.
What Should Both Sides Do Before Move-Out?
A little preparation saves a lot of arguing. These steps work for landlords and tenants alike:
- Find the check-in inventory and its photos before the last week.
- Walk every room in daylight and note marks room by room.
- Fill small nail holes and wipe light scuffs with a damp cloth.
- Remove adhesive residue gently, testing first in a hidden spot.
- Take dated photos and short videos of every wall on the last day.
- Agree on any touch-ups in writing before anyone buys paint.
London councils give similar advice. Camden’s private renters service tells tenants to take dated photos or videos when they leave, and says a landlord should not charge to decorate a whole room because of a few scuff marks.
When Is It Worth Calling a Painter?
Touch-ups look simple, but they often make things worse. Fresh paint over old paint rarely matches, even in the same color, because the original has faded or yellowed. The patch then stands out more than the scuff did.
A professional painter can tell you whether a wall needs a spot repair, a full wall or nothing at all. For landlords, a written quote that separates genuine damage from routine redecoration is strong evidence in a dispute. For tenants, a painter’s opinion that marks are normal wear can be just as useful.
If the walls do need repainting between tenants, that is also the cheapest moment to do it. An empty flat paints faster, and the next tenant moves into a clean, fresh space.
Settle It Before It Becomes a Dispute
Scuffed paint is rarely worth a long fight. Clear check-in records, honest photos at the end and a fair view of what time does to walls usually settle it. When they do not, the scheme’s adjudicator will look at exactly the same things.
Frequently Asked Questions
Can a landlord charge for repainting after every tenancy?
Not as a rule. Routine redecoration between tenants is a normal cost of letting a property. A charge is fair only for damage beyond wear and tear, and usually only for part of the cost.
Is Blu Tack damage wear and tear?
It depends on the extent. A few light marks are often treated as minor, while torn paper or patches of stripped paint are more likely to count as damage.
Should a tenant repaint before moving out?
Only with the landlord’s agreement. Unapproved painting can create a new dispute if the color or finish does not match.
Who decides if the deposit dispute goes to the scheme?
Either side can usually raise it through the scheme’s free dispute service. The adjudicator then reviews the evidence both sides submit.
