Renovations and Modifications in European Rentals: What Tenants Can and Cannot Change

Living in a rental does not mean living in a space you cannot personalise. Most European countries allow tenants to make reasonable modifications, from painting walls to installing shelves. The challenge is knowing what requires permission, what you must undo at move-out, and what the landlord must accept as normal tenant use. Get it wrong, and you face deductions from your deposit or even a lease violation notice.

Germany: Schoenheitsreparaturen and Umbauten

German rental law draws a clear line between cosmetic repairs (Schoenheitsreparaturen) and structural modifications (Umbauten). Cosmetic repairs include painting walls, wallpapering, and minor surface maintenance. A landmark BGH (Federal Court) ruling in 2015 declared that lease clauses requiring tenants to repaint at move-out are invalid if the apartment was not freshly painted at move-in. This means many German tenants have no obligation to repaint when leaving, even if the walls are a different colour, as long as the condition is not significantly worse than at entry.

Drilling holes for shelves and pictures is generally considered normal use (vertragsgemaesser Gebrauch) and does not require permission. However, excessive drilling (dozens of holes, structural walls) may cross the line. At move-out, the tenant must fill and smooth over holes. Installing a new kitchen, replacing flooring, or modifying the bathroom layout requires the landlord's written permission. Any structural modification made without permission must be reversed at the tenant's expense at move-out, unless the landlord agrees to keep it.

France: Travaux Locatifs vs Transformation

French law (Article 7f of the 1989 Housing Act) prohibits tenants from making transformations (substantial changes to the structure or layout) without the landlord's written consent. However, amenagements (improvements) that do not alter the structure are permitted. Painting walls, changing curtain rails, replacing light fixtures, and installing shelves are considered amenagements and do not require permission. The key test is reversibility: if you can undo the change without trace, it is generally permitted.

At move-out, the landlord cannot charge for normal amenagements unless the lease specifically requires restoration to original condition. For transformations made without consent, the landlord can either require the tenant to restore the property or choose to keep the improvements without compensation to the tenant (Article 1755 of the Civil Code). Always get written permission before making any significant change.

United Kingdom: Decoration and Alterations

Most UK assured shorthold tenancy agreements include a clause prohibiting alterations without the landlord's written consent. In practice, painting walls, hanging pictures (with picture hooks rather than large screws), and changing curtains or blinds are usually accepted as normal tenant activity. At move-out, the tenant should restore the property to its original condition unless the landlord agrees otherwise.

Under the Landlord and Tenant Act 1927 (which applies more to commercial and long leases), landlords cannot unreasonably withhold consent for improvements that increase the property's value. For short-term residential tenancies, the practical approach is to ask the landlord in writing before making any change beyond simple decoration. Keep records of original condition through your inventory report so you know exactly what needs restoring.

Netherlands: Veranderingen en Toevoegingen

Dutch law (Article 7:215 BW) allows tenants to make changes (veranderingen) that can be undone without significant damage. For non-reversible changes, the tenant needs the landlord's consent or authorisation from the kantonrechter (subdistrict court). The court weighs the tenant's interest against potential damage to the property. Changes that increase the property's value or usability are more likely to be approved.

At move-out, the tenant can be required to reverse changes made without permission but not those that were authorised by the landlord or court. Importantly, if the tenant has made improvements with the landlord's consent, they may be entitled to compensation for the value added (vergoeding voor aangebrachte veranderingen).

Spain, Italy, and Portugal

Spanish Civil Code (Article 1573) requires the tenant not to make alterations without the landlord's consent. However, minor decoration (painting, hanging pictures) is typically accepted. At lease end, the landlord can require restoration to original condition. The LAU (Ley de Arrendamientos Urbanos) allows tenants with disabilities to make necessary accessibility modifications, with the obligation to restore at move-out.

Italian law requires the tenant to return the property in the same condition as received, accounting for normal wear (deterioramento per l'uso). Minor personalisation is accepted; structural changes require written consent. Portuguese law follows a similar principle: the tenant must maintain the property and return it in its original condition, minus fair wear and tear.

Smart Modifications That Most Landlords Accept

Temporary wallpaper (removable, peel-and-stick), command strips for hanging art (no holes), replacing light switch covers (keep originals), adding under-cabinet lighting (stick-on LED strips), smart thermostat installation (reversible), door draught excluders, and furniture-based solutions like standalone bookshelves and room dividers. These changes personalise your space without triggering restoration obligations. For anything beyond these, document the original condition, get written permission, and keep the originals for reinstallation at move-out.