Q: I WENT around to see my tenants last night, they have added a number of posters and pictures onto the walls with blue tac and large nails.

They have not asked me for permission to do this and I am horrified because most of the walls are papered and I dread to think what damage has been caused.

What can I do?

A: Firstly, we need to look at the tenancy agreement which you and your tenant have signed.

This lists what the tenant is permitted to do, or not do unless consent is granted, and consent typically is needed to be in writing to act as clear evidence as to what was agreed.

The tenancy agreement may already give consent for pictures to be added to walls in which case the tenants are just exercising their rights.

However, I would suspect that most tenancy agreements would state that no picture hooks may be added without first obtaining the Landlords consent.

If this is the case then the tenants should have asked either verbally or preferable in writing detailing preciously what they wanted to do.

Had this happened you could then give consent or politely decline.

Should consent be given this may include some conditions attached to the consent.

For example this could be to remove the said nails and make good at the end of the tenancy.

If you politely declined, whilst you do not need to give a reason, one reason you could give is that papered walls are extremely difficult to repair once the paper is damaged in any way as would be the case with placing a nail though.

Others may choose to drill holes in the walls to fit raw plugs or add screws or picture hooks as alternatives.

The same can be said for blue tac which is an oil based compound.

This over time can dry out and it can be difficult to remove without tearing the paper.

The same is seen when somebody attempts to attach posters to walls with sticky tap, all that happens is that it pulls the paper or paint off if painted when these are removed.

To conclude carelessness on the part of tenants typically as seen above does cause damage to the walls.

So what can you do about this?

You need to bring this immediately to you tenants notice in writing stating that they are in breach of whichever clause it comes under within your tenancy agreement.

You also need to state what corrective action you require to remedy the breach.

Should you tenant refuse to correct the fault(s), then you could start court proceedings for possession under Section 8, Housing Act 1985, ground 12.

However this is a discretionary ground which means should you rely on this to get possession the courts do not need to grant possession and should the breach be considered minor, you are unlikely to win.

However one could request that the damage is rectified by the time the tenants vacate after all who would deprive a three year old in having their favourite Disney character on their wall.

However, sometimes a sensible balance needs to be taken especially when letting to families with teenage kids who may have their bedroom walls plastered with their favourite sports stars or pop groups.

After all, we were all kids once!

Besides, there are times when tenants need to feel that they can enjoy living at what is not there property without Landlords constant interference over what some would consider petty issues.

However, this does not mean that tenants can do as they wish.

Though sometimes a sensible balance is required.

On vacation, you no doubt will go through the inventory conditions report and it is at this point that the property needs to be returned as they found it taking into account fair wear and tear.

So at this point if there is damage to the walls you can discuss and maybe use the deposit to put this right.

After all this is part of the purpose of providing a deposit in the first instance.

Alternatively, the tenants would have repaired/redecorated before vacation to leave the property in an acceptable condition on vacation.

Bliss…..

Please continue to send in your letting related questions to steven@sawyersestateagents.co.uk