Tenant Alterations — Permission, Permits & Practical Rules

Answer

Intro: Tenants often wonder whether they can paint walls, install shelves, or make bigger changes in a rental unit. The short version: you usually need the landlord’s written permission for anything beyond normal, reversible wear-and-tear. Exact rules depend on your lease and local building codes, and federal fair-housing rules add important exceptions for disability-related modifications.

Main points:

• Check the lease first. Most leases explicitly prohibit alterations without written consent and define what counts as an “alteration” (fixtures, major changes, system work). If the lease allows changes only with approval, get that approval in writing to avoid disputes.
• Know the difference: cosmetic vs. structural. Temporary, cosmetic changes (paint in approved colors, removable hooks, rugs) usually pose less risk. Structural, electrical, plumbing or HVAC work, and anything that attaches permanently (built-in cabinets, new fixtures) often requires landlord approval and may become the landlord’s property when you move out.
• Permits and licensed contractors. Major work typically requires local building permits and inspections; building departments enforce codes that vary by city/county. Landlords or tenants must confirm permit responsibility up front — unpermitted work can lead to fines and complicate future sales or insurance claims.
• Disability-related modifications. Under federal fair housing laws, landlords must allow reasonable modifications or accommodations for tenants with disabilities (tenants often pay for the change; landlords may require restoration at move-out). Always follow the HUD request process and document the request.
• Consequences and protections. Making unauthorized alterations can violate your lease, lead to repair or restoration charges, loss of security deposit, or even eviction in extreme cases. Conversely, documented landlord approval (signed amendment or email) protects both parties and clarifies who pays for permits, repairs and restoration.

Practical steps before you change anything: ask your landlord in writing, include plans and contractor info; confirm who will pull permits; get a signed amendment that states restoration obligations; hire licensed pros for work requiring permits; photograph the unit before and after. Keep receipts and written approvals to avoid disputes.

Final note: rules and timelines vary by state and city. When in doubt about code, habitability, or reasonable accommodation rights, it’s advisable to consult a licensed local attorney or experienced real estate professional before starting work.