Can Tenants Make Home Improvements in Australia?

You’ve been renting for six months, and the plain white walls are driving you crazy. You’d love to paint an accent wall, install some floating shelves, or upgrade those dated light fixtures. But can you? Will your landlord say yes? And what happens if you make changes without asking?

The question of whether tenants can make improvements in Australia creates confusion for renters and property managers alike. Tenancy laws vary significantly between states, and what’s allowed in Victoria might be prohibited in Queensland. Making unauthorised changes could cost you your bond, while knowing your rights helps you create a home you’ll actually enjoy living in.

This comprehensive guide clarifies exactly what modifications tenants can make across Australia in 2025, explains the permission process state by state, and provides practical steps for requesting improvements without jeopardising your tenancy or bond.

Understanding Tenant Improvement Rules in Australia

Australian tenants have limited rights to alter rental properties without landlord permission. Unlike homeowners who can renovate freely, renters must navigate tenancy legislation that balances personalisation desires against property owners’ rights to maintain their investment.

The term “improvements” or “modifications” covers a broad spectrum of changes—from minor cosmetic updates like hanging pictures to major alterations like installing new flooring or knocking down walls. Australian tenancy laws generally require written consent from landlords before tenants make any alterations, though specific requirements vary by jurisdiction.

Consumer Affairs Victoria explicitly states that tenants need written approval for even seemingly minor changes like installing picture hooks, curtain rods, or safety gates. This requirement protects both parties: landlords maintain control over their property’s condition, while tenants gain clarity about what’s permitted, avoiding costly disputes at lease end.

Why such strict requirements? Rental properties represent significant financial investments for owners. Unauthorised changes—even well-intentioned improvements—can devalue properties, create safety hazards, or require expensive restoration. From a landlord’s perspective, maintaining approval rights prevents surprises and ensures properties remain in marketable condition.

For tenants, understanding these rules prevents bond deductions, lease breaches, or termination notices. The key principle across all Australian jurisdictions is simple: get written permission before making any changes. Verbal agreements don’t provide adequate protection if disputes arise later.

Recent tenancy law reforms in several states have expanded tenant modification rights, particularly for minor changes and accessibility needs. However, the fundamental requirement for landlord consent remains. Understanding your state’s specific rules helps you determine what’s possible in your rental home.

What Counts as a ‘Home Improvement’ for Tenants?

The definition of “improvements” or “modifications” encompasses any change to a rental property’s original condition. However, Australian tenancy authorities distinguish between minor and major modifications, with different approval processes and requirements for each category.

Minor modifications typically include changes that:

• Don’t permanently alter the property’s structure
• Are easily reversible without professional help
• Don’t require building permits or compliance certificates
• Pose minimal risk of property damage

Common examples of minor modifications include hanging pictures using removable hooks, installing temporary window treatments like tension rods, replacing showerheads with handheld versions, adding outdoor potted plants or container gardens, installing child safety latches, and placing furniture anchors for safety.

Major modifications involve changes that:

• Permanently alter the property’s structure or systems
• Require professional installation or removal
• May need building permits or council approval
• Carry higher risk of damage or depreciation

Examples include painting walls or ceilings (even temporarily), installing permanent fixtures like shelving brackets or towel rails, changing flooring or floor coverings, modifying plumbing or electrical systems, altering gardens with permanent landscaping, and installing air conditioning units or ceiling fans.

Some modifications fall into grey areas depending on implementation methods. For example, installing shelves using removable adhesive strips might qualify as minor, while drilling holes and using wall anchors would be major. When in doubt, seek written clarification from your landlord or property manager.

Accessibility modifications receive special treatment under Australian law. The Disability Discrimination Act 1992 (Commonwealth) protects tenants’ rights to request reasonable modifications that improve accessibility, such as installing grab rails in bathrooms, adding wheelchair ramps, modifying door handles or taps, improving lighting for vision impairment, or installing visual alert systems for hearing impairment.

Landlords cannot unreasonably refuse accessibility modifications, especially when changes are reversible or necessary for the tenant’s safe occupancy. However, tenants still must request permission formally, and landlords can negotiate restoration terms or implementation methods.

Comparison: Minor vs Major Tenant Improvements

State-by-State Rules: Can Tenants Make Improvements in Australia (2025)?

Tenancy legislation varies significantly across Australian states and territories. Here’s exactly what you need to know for your location in 2025.

New South Wales (NSW)

NSW tenancy reforms in 2020 strengthened tenant modification rights. Under the Residential Tenancies Act 2010 (NSW), tenants can request permission to make minor modifications, and landlords cannot refuse unreasonably.

Minor modifications in NSW include installing picture hooks or wall anchors (maximum 5mm diameter), installing child safety locks or window locks, installing brackets for TVs or appliances, installing window safety devices, adding child safety gates, and installing handheld showerheads.

Tenants can proceed with minor modifications if landlords don’t respond within 21 days of receiving a written request. This “deemed approval” protection prevents landlords from ignoring requests indefinitely.

For other modifications beyond this prescribed list, landlords can refuse at their discretion, though they must respond within 21 days. Tenants can apply to the NSW Civil and Administrative Tribunal (NCAT) if they believe a refusal is unreasonable, particularly for accessibility modifications.

Example: A Sydney tenant requested permission to install safety latches on kitchen cupboards after their toddler grandson started visiting regularly. The landlord initially hesitated, worried about damage. After the tenant explained the installation method (adhesive-mounted, removable) and offered to restore the cupboards at lease end, the landlord approved in writing. The tenant documented the approval and took before-photos to protect against bond disputes.

NSW Fair Trading provides detailed guidance on tenant modifications at fairtrading.nsw.gov.au. Tenants should submit requests using the official “Tenant’s request for alterations” form for clear documentation.

Victoria (VIC)

Victoria leads Australia in tenant-friendly modification laws following significant reforms in 2021. Consumer Affairs Victoria allows tenants to make prescribed minor modifications with written permission, and landlords cannot refuse such requests unreasonably.

Prescribed minor modifications in Victoria include installing or replacing hooks, nails, screws, or wall anchors (maximum 5mm diameter), installing safety devices like smoke alarms or window locks, installing or replacing energy-efficient light globes, installing child safety devices, and installing wireless doorbells or video intercoms (non-invasive mounting).

Tenants must request permission in writing and wait seven days for landlord response. If landlords don’t respond within seven days, the tenant can proceed. If landlords refuse, they must provide written reasons. Tenants can challenge unreasonable refusals through the Victorian Civil and Administrative Tribunal (VCAT).

For modifications beyond the prescribed list, tenants still need approval, but Victoria’s legislation emphasises reasonableness. Landlords must genuinely consider requests rather than automatically refusing.

Victorian law strongly protects accessibility modifications. Landlords must accommodate reasonable disability-related modifications and cannot charge extra bond or impose unreasonable conditions as a condition of approval.

Example: A Melbourne tenant with mobility issues requested permission to install grab rails in the bathroom. The landlord initially refused, citing concerns about tiling damage. The tenant obtained quotes from professional installers showing the rails could be mounted without permanent damage and offered to pay restoration costs if needed. Under Victorian law, the tribunal would likely have found the initial refusal unreasonable, but the landlord approved once presented with professional installation options.

Consumer Affairs Victoria provides comprehensive guides at consumer.vic.gov.au/housing/renting, including downloadable forms for modification requests.

Queensland (QLD)

Queensland’s Residential Tenancies and Rooming Accommodation Act 2008 requires tenants to obtain written consent before making any alterations or additions to rental properties. Unlike NSW and Victoria, Queensland hasn’t established a prescribed list of modifications that landlords cannot unreasonably refuse.

Tenants must submit written requests explaining the proposed modification, implementation method, and restoration plans. Landlords can approve, refuse, or approve with conditions. There’s no deemed approval if landlords don’t respond—silence doesn’t equal consent in Queensland.

Modifications must generally be reversed at lease end unless landlords agree otherwise in writing. This means tenants may need to repaint walls to original colours, remove installed fixtures, repair any damage, and restore gardens to original condition.

Queensland’s Residential Tenancies Authority (RTA) provides dispute resolution services if landlords refuse modification requests tenants believe are reasonable. However, landlords retain broad discretion in Queensland compared to Victoria or NSW.

Tip: Queensland tenants should be especially thorough in modification requests. Include detailed descriptions, photos or diagrams of proposed changes, quotes from professional installers if applicable, explanation of restoration process and costs, and timeline for completion.

The more professionally you present your request, the more likely landlords will approve—or at minimum, negotiate acceptable conditions rather than flatly refusing.

Accessibility modifications receive some protection under Commonwealth disability discrimination laws, but Queensland tenants face more hurdles than Victorian counterparts when requesting such changes.

Western Australia (WA)

Western Australia’s Residential Tenancies Act 1987 requires tenants to obtain written permission before making alterations, additions, or renovations to rental properties. WA law doesn’t distinguish between minor and major modifications—all changes require approval.

Landlords can refuse modification requests without providing reasons, though refusing accessibility-related modifications may breach Commonwealth discrimination laws. Tenants dissatisfied with refusals can apply to Consumer Protection WA for advice, though the agency has limited power to compel landlords to approve modifications.

Tenants who make approved modifications typically must restore properties to original condition at lease end unless landlords waive this requirement in writing. This can create situations where improvements actually cost tenants money—paying for installation and later removal—without any benefit to property value they’re leaving.

Example: A Perth tenant received permission to install vertical blinds in the living room, as the property had no window coverings. The approval letter specified the tenant must remove blinds and repair any damage at lease end. The tenant kept receipts, installation instructions, and before-photos. When moving out, they professionally removed the blinds and filled mounting holes, avoiding bond deductions.

WA tenants should negotiate restoration requirements before making improvements. Some landlords agree to keep improvements in place, especially when changes add value (quality window coverings, garden enhancements, etc.). Get any such agreements in writing as lease amendments.

South Australia (SA)

South Australia’s Residential Tenancies Act 1995 requires tenant consent for property alterations. The legislation allows tenants to request modifications but gives landlords broad discretion to approve or refuse.

SA law includes specific protections for safety-related modifications. Landlords cannot unreasonably refuse requests to install smoke alarms, security devices, or child safety equipment, especially when tenants offer to pay installation costs and restore properties at lease end.

Consumer Affairs SA recommends tenants submit modification requests in writing, detailing the proposed change, why it’s needed, how it will be implemented, who will do the work, and how restoration will occur at lease end.

The South Australian Civil and Administrative Tribunal (SACAT) can review disputes about modification requests, though outcomes favour tenant rights primarily in accessibility and safety cases.

Tasmania (TAS)

Tasmania’s Residential Tenancy Act 1997 requires written landlord approval for tenant modifications. The legislation doesn’t create prescribed modification categories, leaving decisions largely to landlord discretion.

Tenants must typically restore properties to original condition unless landlords agree otherwise. The Residential Tenancy Commissioner can provide guidance on modification disputes, and the Residential Tenancy Tribunal can hear cases where tenants believe refusals are unreasonable, particularly for accessibility modifications.

Tip: Tasmanian tenants should approach modification requests as negotiations rather than rights. Offering to pay all costs, providing professional quotes, and suggesting trial periods can increase approval chances.

Australian Capital Territory (ACT)

The ACT’s Residential Tenancies Act 1997 includes relatively progressive tenant modification provisions. Landlords must consider modification requests reasonably and cannot refuse accessibility-related modifications without valid grounds.

Tenants must request permission in writing before making changes. Landlords have 14 days to respond. If landlords refuse, they must provide written reasons. Tenants can apply to the ACT Civil and Administrative Tribunal (ACAT) if they believe refusals are unreasonable.

The ACT emphasises accessibility rights strongly, reflecting the territory’s general approach to disability accommodation.

Northern Territory (NT)

The Northern Territory’s Residential Tenancies Act 1999 requires written landlord consent for property modifications. Some minor changes may be exempt, but the legislation doesn’t clearly define which modifications fall into this category.

NT tenants should obtain written approval for any changes to avoid disputes. The Consumer Affairs NT office provides advice on modification requests, though landlords retain significant discretion.

State Comparison: Tenant Modification Rights

Essential Steps Before Making Any Improvements

Following proper procedures protects you from bond deductions, lease breaches, and disputes with landlords or property managers. Here’s exactly what to do before making modifications.

1. Review Your Lease Agreement Thoroughly

Your tenancy agreement may include specific clauses about alterations and modifications. Some leases explicitly prohibit any changes, while others outline approval processes or list permitted modifications.

Look for sections titled “Alterations,” “Modifications,” “Tenant Obligations,” or “Property Condition.” Note any specific requirements about written approvals, restoration responsibilities, or prohibited changes.

If your lease prohibits all modifications, you’re still not necessarily blocked from making changes—tenancy legislation often overrides overly restrictive lease clauses, especially in NSW and Victoria. However, understanding your lease helps you frame requests appropriately.

2. Submit Written Modification Requests

Always request permission in writing, even for seemingly minor changes. Written requests create documentation protecting both parties and clarify exactly what’s proposed.

Your request should include:

• Property address and tenancy details
• Specific description of proposed modification: What exactly will change?
• Implementation method: How will the work be done? Will you hire professionals or DIY?
• Justification: Why do you want this modification?
• Restoration plan: How will you return the property to original condition?
• Timeline: When would the work occur?
• Cost responsibility: Confirm you’ll pay all costs

Example request:

“Dear [Property Manager],

I am writing to request permission to install two floating shelves in the living room at [address]. The shelves would be mounted using wall anchors (approximately 8mm diameter holes) on the wall adjacent to the television area.

I would like to make this modification to create additional storage space and reduce floor clutter. Installation would be completed by a professional handyman, and I will cover all costs (approximately $150).

At lease end, I will professionally fill and paint the mounting holes to match the existing wall colour, or I can leave the shelves installed if you prefer.

I have attached a photo showing the proposed location and shelf design. Please let me know if you approve this request or if you’d like to discuss alternative solutions.

Thank you for your consideration.

[Your name]”

Many state tenancy authorities provide official modification request forms. Using these forms ensures you include all required information and demonstrates professionalism.

3. Wait for Written Approval

Never proceed with modifications based on verbal approval alone. Insist on written confirmation—email, letter, or signed approval form. Verbal agreements become “he said, she said” disputes when relationships sour or property management changes.

If your landlord or property manager verbally approves, respond with a confirming email: “Thank you for approving my request to [specific modification]. I appreciate your permission and will proceed as discussed. Please confirm this approval in writing for our records.”

Respect mandated response timeframes. In Victoria, you can proceed after seven days without response. In NSW, the limit is 21 days. In other states, no response doesn’t equal approval—keep following up until you receive clear written confirmation.

4. Document Everything with Photos

Before making any changes, photograph the affected areas from multiple angles in good lighting. These before-photos prove the property’s original condition and protect you from false claims about damage you didn’t cause.

After completing modifications, take after-photos showing the work quality and current condition. If you later restore the area, take additional photos showing the restoration work.

Store these photos with your tenancy records. Cloud storage with timestamps provides particularly strong evidence if disputes reach tribunal hearings.

5. Keep All Receipts and Documentation

Maintain records of all modification-related expenses: materials purchased, professional services hired, restoration work completed, and any correspondence with landlords or property managers.

These records serve multiple purposes: proving you spent money improving the property (which might influence tribunal decisions if disputes arise), demonstrating professional work quality, providing evidence of restoration efforts, and supporting potential tax deductions if you use part of the property for business purposes.

6. Consider Professional Installation

For anything beyond simple tasks like hanging pictures, hiring professionals provides several advantages. Professional work typically comes with warranties protecting against installation defects. Licensed tradies carry insurance covering property damage. Landlords feel more comfortable approving modifications with professional installation. Quality work reduces bond deduction risks.

Yes, professional installation costs more than DIY. However, for modifications requiring drilling, electrical work, plumbing changes, or structural alterations, professional work often pays for itself by preventing problems that could cost your entire bond.

Accessibility and Safety Modifications: Your Legal Rights

Australian law provides stronger protections for modifications related to disability access and safety improvements. These rights operate under Commonwealth legislation and often override state tenancy laws.

The Disability Discrimination Act 1992 (Commonwealth) makes it unlawful to discriminate against people with disabilities in housing. For rental properties, this means landlords must allow reasonable modifications that improve accessibility for tenants, their family members, or regular visitors with disabilities.

Reasonable accessibility modifications might include:

• Installing grab rails in bathrooms or beside steps
• Adding wheelchair ramps at entry points
• Modifying door handles to lever-style for arthritis
• Installing visual alert systems for hearing impairment
• Improving lighting for vision impairment
• Modifying countertop heights for wheelchair access
• Adding handrails along hallways or stairs

Landlords cannot refuse accessibility modifications if they’re reasonable, don’t require unjustifiable costs, don’t compromise property structural integrity, and can be reversed at lease end (though restoration requirements should be negotiated fairly).

Example: A Brisbane tenant with multiple sclerosis requested permission to install grab rails in the bathroom shower and beside the toilet. The landlord initially refused, concerned about tile damage. The tenant contacted the Queensland Human Rights Commission, which explained the landlord’s discrimination law obligations. The tenant obtained quotes from professional installers demonstrating minimal impact installation methods. The landlord approved the modifications, and the parties agreed the rails could remain installed when the tenant moved out, as they added value for future occupants.

If landlords refuse accessibility modifications, tenants can:

• Request mediation through state tenancy authorities
• Lodge complaints with state or federal anti-discrimination commissions
• Apply to tribunals for orders compelling landlords to allow modifications
• Seek advice from disability advocacy organizations

The Australian Human Rights Commission provides guidance at humanrights.gov.au on housing discrimination and reasonable accommodation requirements.

Safety modifications like smoke alarms, security devices, and child safety equipment receive similar protections in most states. Landlords cannot reasonably refuse modifications that improve tenant safety, especially when tenants offer to pay costs and restore properties at lease end.

What Happens If Tenants Make Unauthorised Changes?

Making modifications without permission breaches your tenancy agreement and can trigger serious consequences. Understanding these risks reinforces why following proper approval processes matters.

Bond deductions represent the most common consequence. When you move out, landlords can claim against your bond for costs of:

• Removing unauthorised modifications
• Repairing damage caused by modifications
• Restoring the property to original condition
• Repainting walls to original colours
• Replacing damaged fixtures or fittings

These restoration costs often exceed the original modification expenses. Professional painting, for example, typically costs $300-500 per room—far more than the paint itself.

Lease breach notices may be issued for unauthorised modifications. Depending on severity, landlords might issue breach notices requiring you to remedy the problem within specified timeframes (typically 7-14 days), or issue termination notices if breaches are serious or repeated.

Serious unauthorised modifications—structural changes, major electrical or plumbing work, or modifications creating safety hazards—can result in immediate lease termination in some states.

Tribunal orders might be sought by landlords seeking compensation for property damage or restoration costs. Tribunal decisions can order tenants to pay specific amounts and create negative rental history affecting future applications.

Example: A Sydney tenant painted three rooms in bold colours without permission, believing they were improving the property. When they gave notice, the property manager informed them the walls must be returned to the original neutral colour. The professional repainting quote came to $1,800. The tenant’s bond was $2,400. After deducting repainting costs plus cleaning, the tenant received only $400 of their bond back—a very expensive decorating decision.

Some modifications cause damage beyond simple restoration. Drilling into electrical conduits, damaging plumbing, or removing load-bearing elements can create safety hazards and expensive repairs far exceeding typical bond amounts. In these cases, landlords can pursue tenants through tribunals or courts for full compensation.

What if you’ve already made unauthorised changes?

If you’ve modified your rental without permission, take these steps:

1. Disclose it immediately to your landlord or property manager
2. Offer restoration solutions with professional quotes if appropriate
3. Negotiate whether improvements can remain (sometimes landlords appreciate beneficial upgrades)
4. Document current condition with photos
5. Seek mediation through tenancy authorities if disputes arise

Honesty and proactive communication sometimes salvage situations that would otherwise result in bond deductions or lease termination.

Conclusion

So, can tenants make improvements in Australia? Yes—but only with proper landlord permission documented in writing. Australian tenancy laws require written approval for virtually all modifications, from minor picture hooks to major renovations, though specific rules vary by state.

NSW and Victoria offer the strongest tenant modification rights, with prescribed lists of minor changes landlords cannot unreasonably refuse. Queensland, WA, SA, Tasmania, and NT give landlords broader discretion to approve or refuse modification requests. Accessibility-related modifications receive special protection under Commonwealth discrimination laws across all jurisdictions.

The key to successful tenant improvements lies in following proper procedures: reviewing your lease agreement, submitting detailed written requests, waiting for written approval, documenting everything with photos and receipts, and considering professional installation for complex modifications.

Next steps: Before requesting any modifications, check your state’s tenancy authority website for specific rules, forms, and guidance. If you’re planning accessibility modifications, consult disability advocacy services about your rights under discrimination laws.

Remember that good communication and professional presentation dramatically increase approval chances. Landlords who understand exactly what you’re proposing, how it will be implemented, and how restoration will be handled are far more likely to approve reasonable requests.