Tenants’ Right to Put Stuff on Walls 101: Do’s & Don’ts

Understanding Your Rights as a Renter in Australia: Hanging Pictures and More

Tenants’ right to put stuff on walls has evolved significantly across Australia, transforming how renters can personalise their living spaces. When you move into a rental property, the bare walls staring back at you can feel restrictive. You want to hang pictures of loved ones, display your artwork collection, and create a space that truly feels like home. But concerns about bond deductions for small nail holes often stop renters from personalising their space. The good news is that, particularly in New South Wales and Victoria, new laws now protect your ability to make your rental home feel like your own.

This comprehensive guide breaks down exactly what you can and can’t do when it comes to modifying walls in your rental property. Whether you’re hanging pictures, securing furniture for child safety, or installing equipment to assist elderly or disabled people, understanding your rights and responsibilities ensures you can make your rental feel like home without risking your bond or violating your tenancy agreement.

Here’s the quick summary of the essential do’s and don’ts:

Disclaimer: *This guide provides general information only. Rental laws vary by state/territory and individual lease agreements. Always check your specific tenancy agreement and consult NSW Fair Trading, Consumer Affairs Victoria, or the relevant state authority for binding advice before making modifications.

Know Your State-Specific Rights Before You Hammer

Understanding Your State’s Rental Modification Laws in Australia

Rental property modification rights vary significantly across Australian states and territories. While general principles apply nationwide, such as requiring permission for major changes and leaving premises in similar condition except for fair wear and tear, each state has specific legislation governing what tenants can and cannot do. Understanding the tenants’ rights and rules prevents disputes and protects your bond.

New South Wales (NSW)

NSW Fair Trading oversees residential tenancies and provides clear guidance on property modifications, including in Sydney. Under the Residential Tenancies Regulation 2019, tenants can make certain minor changes with their landlord’s written consent. Landlords cannot unreasonably refuse consent for these minor changes, which include installing hooks, nails, or screws for hanging paintings and picture frames.

Landlords cannot unreasonably refuse consent for these minor changes. Additional permitted alterations include fitting child safety gates to exterior gates, installing window safety devices, applying shatter-resistant film to windows or glass doors, and planting vegetables, flowers, or herbs without removing existing vegetation. Tenants remain responsible for restoration and cannot permanently damage the structure, fixtures, or surfaces of the property.

Victoria (VIC)

Victoria introduced significant rental reforms on 29 March 2021 that expanded renters’ rights to modify their rental properties. The Victorian Civil and Administrative Tribunal (VCAT) enforces these protections. Under these new laws, renters can make certain modifications without first obtaining the residential rental provider’s consent, including installing picture hooks and furniture anchors for safety purposes.

However, renters bear responsibility for restoring any changes made upon lease termination. The law specifically prohibits permanently damaging or changing the structure of the property, its fixtures, or its surfaces. These reforms represent a significant shift toward recognising that renters deserve to personalise their living spaces while maintaining property standards.

Queensland (QLD)

Queensland operates under the Residential Tenancies and Rooming Accommodation Act, which maintains a more traditional approach to property modifications. Tenants must generally seek written permission from landlords before making changes to rental properties, including the installation of hooks for hanging pictures or other wall modifications.

The cost of any approved modifications typically falls to the tenant unless the landlord agrees otherwise. Tenants should document all permission requests and responses to avoid disputes. If a landlord refuses consent, tenants can lodge a complaint with the relevant dispute resolution service to assess whether the refusal was unreasonable.

Western Australia (WA)

Western Australia’s Residential Tenancies Act requires tenant consent from landlords before making alterations or additions to rental premises. This includes installing picture hooks, painting walls, or making other modifications. Landlords must respond reasonably to modification requests and cannot unreasonably withhold consent for minor alterations.

Tenants should submit requests in writing, clearly describing the proposed changes and offering to bear the costs of both installation and restoration. Maintaining evidence of these communications protects both parties in potential disputes.

South Australia (SA)

South Australia’s regulations require tenants to obtain landlord consent before making alterations to rental properties. The definition of minor versus major changes affects whether consent can be reasonably withheld. Minor modifications, like installing removable hooks, may receive approval more readily than structural changes.

Tenants should clearly outline their maintenance responsibilities and restoration plans when requesting permission. This transparency helps landlords feel confident approving reasonable modification requests.

Tasmania (TAS)

Tasmania’s Residential Tenancy Act maintains that tenants must receive written landlord consent before making changes, including installing picture hooks or wall fixtures. What constitutes fair wear and tear versus damage requiring repair or replacement varies depending on the property’s age and condition.

Tenants uncertain about their rights should contact the Residential Tenancy Commissioner for specific guidance. This advice helps prevent misunderstandings and protects your rental security bond.

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Understanding What Counts as ‘Minor Changes’ to Your Rental Property

The Legal Definition That Protects Your Decorating Rights

The distinction between minor and major alterations significantly impacts your rights as a tenant. Minor changes typically include modifications that don’t permanently alter the property structure, can be reasonably restored, and don’t significantly affect property value. NSW Fair Trading specifically lists modifications considered minor, which landlords cannot unreasonably refuse.

These include securing furniture to walls (except tiled walls) if needed for safe use, fitting childproof latches to exterior gates of single dwellings, inserting fly screens, installing or replacing internal window coverings like curtains or removable blinds, and installing cleats or cord guides to secure blind or curtain cords. Additional minor changes cover installing child safety gates indoors, window safety devices for child safety, hand-held shower heads or lever-style taps for assisting elderly or disabled people, and hooks for hanging paintings and picture frames.

Tenants can also install phone or internet access lines and associated equipment, plant vegetables and herbs without removing existing plants, install wireless, removable outdoor security cameras (subject to Surveillance Devices Act 2007), and make modifications that don’t penetrate or permanently modify surfaces. Unless the landlord agrees to pay, tenants must cover these costs.

Important exceptions apply to properties listed on the loose-fill asbestos insulation register, heritage properties, properties in strata schemes, residential land lease communities, and social housing. These properties may have additional restrictions beyond standard residential tenancy regulations.

Tenants’ Right to Put Stuff on Walls: Do’s & Don’ts

DO: Hang Pictures Using Picture Hooks for Your Artwork and Photos

In NSW, tenants must obtain written landlord consent to install hooks, nails, or screws for hanging paintings and picture frames, but landlords cannot unreasonably refuse this consent. In Victoria, tenants have the legal right to install picture hooks without seeking landlord permission. Both states represent a significant shift from previous expectations that renters live with completely bare walls.

Most landlords now recognise picture hooks as standard and acceptable modifications, particularly given the legal protections in place. When installing hooks, use appropriate fixtures for your wall type and keep holes minimal and repairable. Small holes from picture hooks typically fall within expected fair wear and tear, especially if properly filled upon departure.

Documentation remains important; photograph walls before installation and after removal to demonstrate responsible use. This evidence protects you during bond claims by proving you’ve restored the property appropriately or that minor marks fall within acceptable wear.

DO: Get Written Permission for Major Wall Modifications

While minor modifications enjoy legal protection in some states, major alterations always require written landlord consent before proceeding. Major changes include painting walls different colours, installing permanent shelving systems, mounting large televisions with substantial wall brackets, or creating custom storage solutions.

Contact your landlord or real estate agent via email or letter, clearly explaining the proposed changes, expected costs, and your commitment to professional installation and proper restoration upon lease termination. Offer to cover all costs unless the landlord agrees otherwise. Some landlords may even reduce rent temporarily if they believe modifications add property value.

Written approval protects both parties by creating clear evidence of what was agreed. Never proceed with major alterations based solely on verbal permission; disputes about what was actually approved can jeopardise your bond and create unnecessary stress.

DO: Document the Property’s Condition Before and After Modifications

Taking detailed photographs and videos of walls before making any modifications provides crucial evidence during bond disputes. Document the entire property during your initial inspection and complete the condition report meticulously, noting any existing damage, holes, or imperfections.

When you make permitted modifications, photograph the process: the wall before installation, during installation showing professional workmanship, and after completion. Keep all receipts for materials and tradesperson services. This comprehensive documentation proves you haven’t caused unexpected damage and have fulfilled your responsibilities as a responsible tenant.

Upon moving out, photograph walls after restoration work, showing filled holes, touched-up paint, and returned fixtures. This evidence demonstrates compliance with your tenancy agreement and protects against unreasonable bond deductions for fair wear and tear.

DO: Use Removable and Damage-Free Alternatives When Possible

Renter-friendly alternatives that don’t require drilling offer excellent options for those wanting to avoid restoration work or when landlords remain hesitant about traditional hooks. Command hooks, removable adhesive strips, picture hanging strips designed for renters, tension rods for hanging curtains without drilling, and freestanding picture ledges all allow personalisation without permanent changes.

These solutions work particularly well when you’re uncertain about long-term plans or want flexibility to frequently rearrange your space. However, check your tenancy agreement carefully, as some explicitly prohibit certain adhesive products like Blu Tack, washi tape, and specific adhesive hooks that can damage paint or leave residue requiring repair.

When using removable products, follow manufacturer instructions precisely regarding weight limits, surface preparation, and removal procedures. Improper use of “damage-free” products can still cause paint damage, creating repair costs and disputes.

DO: Secure Furniture to Walls for Safety

NSW legislation explicitly permits tenants to secure furniture to walls (excluding tiled walls) for safety purposes, but landlords cannot unreasonably refuse this request. Tenants must still obtain written landlord consent before installation. This protection recognises that furniture tip-over prevention, particularly for families with children, represents a critical safety measure rather than mere decoration.

Child safety gates, furniture anchors for bookcases and dressers, and security equipment installation all fall within permitted modifications designed to protect occupants. When securing furniture, use appropriate anchors for your wall type and ensure proper installation following the manufacturer’s guidelines.

While restoration may be required at lease end, filling holes and repainting if necessary, landlords cannot refuse this essential safety modification. Keep receipts and installation documentation to demonstrate professional, appropriate installation if questions arise.

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DON’T: Make Changes Without Checking Your Lease Agreement First

Even with legislative protections for minor modifications, your specific tenancy or rental agreement may contain additional clauses about property alterations. Reading your lease thoroughly before making any changes prevents violations that could result in bond deductions, compensation claims for repairs, or even tenancy termination.

Some leases specify particular restrictions beyond state legislation, especially for strata properties, heritage-listed homes, or social housing. Strata schemes may have bylaws prohibiting certain modifications throughout the building. Heritage properties often face strict regulations about maintaining original features and appearance.

If your lease contradicts state legislation protecting minor modifications, the law typically prevails, but disputes require time and potentially tribunal involvement. Clarifying permissions before acting saves considerable stress and potential costs.

DON’T: Assume All Wall Types Can Handle the Same Treatment

Different wall surfaces require different approaches and tools. Plasterboard, brick, rendered surfaces, and tiles each demand specific fixtures and techniques. NSW legislation specifically excludes securing furniture to tiled walls, recognising the permanent damage drilling into tiles typically causes.

Drilling into tiled surfaces, heritage walls, or walls potentially containing asbestos (particularly in older properties built before the 1980s) creates serious risks. Incorrect drilling techniques can cause extensive damage requiring expensive repairs far exceeding simple hole-filling costs.

If you’re uncertain about wall composition, consult a professional before drilling. This advice protects both the property and your bond. Using appropriate fixings for the actual wall type, plasterboard anchors for hollow walls, and masonry drill bits for brick ensures secure installation without unnecessary damage.

DON’T: Ignore Your Responsibility to Restore the Property

While tenants enjoy rights to make minor modifications, they remain responsible for returning rental properties to their original condition upon lease end, excluding fair wear and tear. Understanding what restoration involves prevents surprises during final inspections.

Typical restoration includes filling nail holes with appropriate filler, sanding smooth, and touching up paint to match existing colours. Remove all installed anchors, fixtures, and equipment you’ve added. Replace any damaged surfaces beyond expected fair wear from your modifications.

Landlords can claim compensation from your bond for damage or inadequate restoration. Budget both time and money for proper restoration before moving out. If uncertain about your ability to restore modifications professionally, consider hiring professionals or opting for removable alternatives initially.

DON’T: Use Prohibited Methods Listed in Your Agreement

Many tenancy agreements explicitly prohibit certain hanging methods despite their popularity among renters. Blu Tack, adhesive putty, washi tape, and some adhesive hooks frequently appear on prohibited lists because they can damage paint, leave residue, or pull off surface layers requiring full repainting.

Using prohibited methods voids your right to claim you made “reasonable” modifications and may result in compensation claims for repairs. Even if these methods seem harmless, they can cause damage requiring professional attention, particularly on certain paint finishes or older walls.

Review your lease for specific prohibitions and err on the side of caution. When in doubt, contact your agent for clarification before using alternative hanging methods. This communication creates a paper trail demonstrating your good faith efforts to comply with lease terms.

DON’T: Exceed Reasonable Limits or Permanently Alter the Structure

Even in NSW and Victoria, with progressive laws protecting minor modifications, changes must remain reasonable and not permanently damage the structure, fixtures, or surfaces. Installing dozens of large hooks, creating extensive gallery walls with 50+ nail holes, or making permanent structural changes like removing walls or installing built-in shelving units, exceeds reasonable modification limits.

What constitutes “reasonable” depends on factors including property age, rent amount, and the property’s expected lifespan. More holes might be acceptable in older properties with lower rent than in newly renovated premium rentals. However, excessive modifications in any property can trigger disputes.

Landlords can challenge unreasonable modifications through the NSW Civil and Administrative Tribunal or equivalent bodies in other states. These disputes consume time and potentially money while creating stress. Before making extensive modifications, consider whether the changes truly enhance your living experience proportionate to the restoration effort required.

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Make Informed Decisions About Your Rental Property Modifications

Australian renters have genuine rights to personalise their rental properties and make spaces feel like home. Particularly in NSW and Victoria, legislation now protects minor modifications, including hanging pictures, installing safety equipment, and making accessibility improvements for elderly or disabled people. However, these rights come with clear responsibilities.

The key to successful rental modifications lies in understanding your state’s specific laws, thoroughly reading your tenancy agreement, obtaining written permission for major changes, documenting everything carefully, and planning for complete restoration upon departure. When you follow proper procedures and respect the property, you can create a personalised, comfortable home without risking your bond or creating disputes with your landlord.

Fair wear and tear from reasonable picture hooks and minor modifications differs significantly from damage caused by excessive, inappropriate, or prohibited alterations. Responsible tenants who understand these distinctions and act accordingly rarely face bond disputes over wall modifications.

Navigating rental agreements and tenant rights can feel complex, especially when balancing personalisation desires with legal obligations. At Urban Renters Agent, we specialise in helping renters understand their rights and secure properties with tenant-friendly terms. Whether you’re searching for your next rental or need advice about property modifications, our experienced team provides the guidance and support you need.