Before arranging wall fixings in a rented flat, check the tenancy terms
and clarify permission for the exact item and location. Record any
agreement in writing, including restrictions, who pays and what should
happen when you leave. Separately, have the wall and mounting method
assessed. Permission to install something does not establish that the
proposed fixing is suitable.
A television bracket, mirror, shelf or curtain pole can leave different
fixing points and require different work. “You can put things up” may
not explain whether drilling, cable changes or later removal are
included. A specific agreement helps everyone understand the proposed
alteration.
This practical checklist is aimed at rented flats in London and
elsewhere in England. Permission requirements depend on the tenancy
and proposed work. For an unclear clause or a disagreement about your
rights, seek housing advice before proceeding.
1. Check what your tenancy says about alterations
Read the clauses covering alterations, decoration, wall fixings and
returning the property at the end of the tenancy. Keep any relevant
move-in inventory and written amendments alongside the agreement.
Do not assume that permission given for a previous flat applies to
this one.
Shelter England's guidance on improvements [1]
advises getting the landlord's agreement in writing before starting.
It also distinguishes private renting from council and housing
association arrangements. Avoid treating advice about ordinary
decorating as blanket permission for every drilled installation.
If the wording is unclear, describe the proposed work to the landlord
or managing agent and ask for clarification. If an agent responds,
ask them to confirm that the approval is given on the landlord's
behalf. Shelter notes that agents cannot usually agree improvements
without speaking to the landlord.
Ask whether any relevant building-management conditions also need
checking, particularly where a proposal affects a shared area or an
unusual wall. Do not assume that every internal fixing requires a
separate building approval, or that a general building rule overrides
the need to clarify your own tenancy.
2. Request approval for a specific item and position
Make the proposal easy to understand. Provide the item type,
dimensions, manufacturer-stated weight and product link. Identify the
room and wall, and use an annotated photograph to show the preferred
position. For a shelf or cabinet, explain its intended use as well
as its empty weight.
State whether the work involves a new installation, an existing
bracket, relocation or replacement. Mention any requested cable
management, removal of old fittings or decoration. Approval for a
mirror should not be treated as approval for a larger cabinet or
alterations to electrical wiring.
Ask about restricted surfaces or locations, such as tiles, fitted
joinery or a particular wall. Where the number or type of fixing
points needs technical assessment, identify that as unresolved rather
than promising a mounting method before the installer has checked it.
A useful request might describe “one shelf on the living-room wall
shown in the photograph, subject to assessment of the wall and
suitable fixings”. Attach the product details and ask what restoration
would be expected when it is removed.
3. Keep permission separate from technical suitability
The landlord's approval answers a permission question. The installer
still needs to consider wall construction, condition, concealed
services, the item and its mounting system. A photograph or existing
hole cannot establish that a new fixing is suitable.
Share known cable or pipework concerns and any relevant records of
previous alterations. Do not drill exploratory holes or remove covers
to investigate before the visit. Ask the provider what must be assessed
before work can proceed.
If the approved location proves unsuitable, pause and agree a revised
proposal. Moving the item to another wall or changing the fixing
arrangement may fall outside the original approval. The installer
should not be expected to resolve that permission question by choosing
a different position without discussion.
Where furniture requires anti-tip restraint, a restriction on drilling
needs resolving before use; it is not a reason to omit a manufacturer's
required safety step. Ask about a suitable permitted arrangement or a
different product or location. Wall-mounted cabinets and freestanding
furniture restraints are different tasks.
4. Agree payment and the end-of-tenancy outcome
Specify who will book and pay for the installation, bracket and fixing
materials. If the landlord offers a contribution, record the amount
or agreed basis and how payment will be handled. Approval for work
does not itself confirm reimbursement.
Discuss the eventual removal now. Should the item and bracket be
taken away, or may either remain? Who will arrange removal, and what
finish is expected afterwards? Ask for clarification if the response
only says “make good”.
Filling holes, preparing the surface and repainting are separate tasks.
An agreed repair might require more than a small paint touch-up,
and an exact match to an aged finish should not be assumed. Define
the intended result with the landlord, then ask a provider to assess
the appropriate work.
GOV.UK's
private renting guidance [2]
describes tenants' responsibilities for taking care of the property
and damage they, their family or friends cause. It does not determine
the outcome of a particular wall-fixing dispute. Do not assume that
permission guarantees no deposit deduction, or that every fixing
hole automatically justifies one.
For planned
removal or repositioning of wall-mounted items,
agree the work separately. Keep enough time before moving out to
clarify access and any requested restoration.
5. Keep a clear permission and condition record
Keep the original request, reply, photographs and agreed restrictions
together. Share the relevant approval and scope with the installer;
there is usually no need to send an entire tenancy agreement
containing unrelated personal information.
Points to clarify before the appointment
| Point |
What to record |
| Approval |
Who approved the work and whether an agent is confirming
the landlord's agreement.
|
| Item and location |
Exact product, room, wall and proposed position, supported
by a photograph.
|
| Restrictions |
Excluded surfaces, locations or additional tasks, and any
assessment conditions.
|
| Payment |
Who pays for installation, hardware and any agreed contribution.
|
| Departure |
What may remain, what must be removed and the expected restoration.
|
| Existing condition |
Dated photographs of visible marks, holes or damage before
work starts.
|
| Changes |
Who should be contacted if the proposed position or method
cannot be used.
|
On a narrow screen, scroll the table sideways if needed.
After the visit, retain photographs of the completed work and any
relevant product instructions. Record unresolved issues promptly.
These records help explain what was agreed and done; they do not
guarantee a particular outcome in a later dispute.
If permission is unclear or the plan changes
Do not treat silence as confirmation. Follow up with the landlord
or agent, referring to the exact proposal. If permission remains
disputed, get tenancy-specific housing advice rather than asking
an installer to interpret the agreement.
If drilling is not agreed, discuss an alternative product or location.
Adhesive systems are not automatically suitable for the item or
harmless to the wall finish; check the product instructions and
clarify permission where needed. Avoid substituting an unassessed
fixing simply to keep an appointment.