Renovating a rented place is tempting — new paint, better lights, clever storage — but the big worry is losing your security deposit. This guide walks you through rental renovation rules India tenants should know and practical deposit protection tips you can use right away. It’s based on the latest tenancy norms, common landlord expectations, and real vendor options in India so you can apply these ideas confidently.
The Three Golden Rules Before Any Work
- Get written permission from the landlord for any permanent change.
- Keep renovations reversible wherever possible — peel-and-stick, modular fixtures, no structural changes.
- Document everything — photos, invoices, and a before-and-after checklist to protect your deposit.
Below we break down what to ask, how to choose contractors, what landlords can deduct, and step-by-step tips for protecting your deposit.
1. What the Law Says (Plain Version)
The Model Tenancy Act (MTA) 2021 states that residential security deposits cannot exceed two months’ rent. It also introduces faster resolution for deposit disputes through Rent Authorities. However, every state implements this law differently, and some cities still follow older rent control acts.
Practical takeaway: Review your tenancy agreement and check your state’s current rental rules. Deposit limits and refund timelines can differ slightly depending on local adoption.
2. Who Decides on Renovations — Landlord or Tenant?
Short answer: the landlord.
Any permanent change — structural, electrical, or plumbing — needs the landlord’s written consent. Most landlords are open to reversible, cosmetic upgrades if you discuss them in advance.
Without written permission, the landlord can claim damages and deduct the cost from your security deposit, even for minor work.
3. What Landlords Can Legally Deduct from the Security Deposit
Legitimate deductions usually include:
- Unpaid rent
- Pending utility bills
- Repairs for damage caused by the tenant beyond normal wear and tear
Landlords cannot keep deposit money just because they dislike agreed-upon or reversible cosmetic changes. If a refund is delayed beyond the agreed timeline, you can approach the Rent Authority or consumer forum. Keep records to challenge unfair deductions.
4. Renovation Ideas That Keep Deposits Safe
Choose upgrades that are easy to reverse and add comfort without structural changes:
- Peel-and-stick vinyl or tile backsplashes in kitchens
- Temporary stainless-steel panels behind the stove
- Removable wallpaper or wall panels
- Smart bulbs and LED fixtures (keep originals for reinstallation)
- Floating shelves and modular storage units
- Rugs, runners, and fabric covers
- Plug-in dehumidifiers for monsoon care
- Magnetic or adhesive hooks
- Over-the-door organizers and wardrobe inserts
These are landlord-friendly because they’re temporary, neat, and easy to restore.
5. Renovation Moves to Avoid Without Written Permission
Avoid these unless you have explicit written consent:
- Removing or replacing built-in cabinets
- Changing plumbing layout or wiring circuits
- Replacing flooring or balcony railings
- Painting exterior walls or installing heavy fixtures
If both parties agree to a permanent upgrade, document who pays for it and whether you’ll get credit or reimbursement. Always put it in writing.
6. How to Ask Your Landlord (Email Script)
Subject: Request to make small reversible improvements at [address]
Hi [Landlord Name],
I’d like to request permission to make the following reversible improvements at the flat:
- Install peel-and-stick backsplash behind the kitchen counter
- Add two floating shelves in the living room (no drilling into load-bearing walls)
- Replace light fittings with approved LED fixtures (I’ll keep and reinstall the originals before vacating)
All work will be done by licensed professionals, and I’ll share invoices. Please let me know if you’re comfortable with this or prefer any changes.
Thanks,
[Your Name]
If the landlord hesitates, offer to store originals safely, sign a short restoration clause, or provide a small refundable assurance (not a replacement for the formal deposit).
7. Document Everything — Your Strongest Deposit Protection Tool
Before any work:
- Take timestamped photos of every room and fitting.
- Make a short video walkthrough with the date stated aloud.
- Keep a copy of your tenancy agreement and inventory list.
During the work:
- Save all invoices for materials and labour.
- Ask contractors for completion photos.
- Keep landlord approvals (email or signed addendum).
At move-out:
- Repeat the same photo and video walkthrough.
- Record the restored condition after reinstallation.
Good documentation helps you challenge unfair deductions confidently.
8. Ten Practical Deposit Protection Tips
- Get written permission for any non-trivial change.
- Choose reversible options first.
- Hire verified tradespeople with GST invoices.
- Avoid major plumbing or electrical work without consent.
- Store and reinstall original fixtures before vacating.
- Fix minor damage promptly to avoid bigger deductions.
- Protect surfaces during renovation.
- Keep all receipts and invoices.
- Agree in writing who pays for upgrades at move-out.
- Document everything — it’s your strongest proof.
9. Picking the Right Contractor (India-Focused)
For small reversible jobs — painting, peel-and-stick installation, carpentry, or lighting — choose platforms that offer vetted professionals and digital invoices.
For modular furniture or larger fitouts, consider reputed brands or local carpenters who provide written warranties and invoices.
For paint touch-ups, buy branded touch-up kits matching your paint code and keep the original can label.
Always use licensed electricians and plumbers for safety and accountability.
10. Real-Life Example: 1BHK Tenant Who Saved Their Full Deposit
Riya, a tenant in Pune, wanted to improve her kitchen and lighting.
She emailed her landlord describing her reversible plan (peel-and-stick backsplash, LED lights) and promised restoration before moving out.
She hired a verified technician, kept all invoices, and stored original fixtures safely. At move-out, she restored everything and shared before-and-after photos. The landlord returned her full deposit within a week.
Why it worked: written permission, professional work, and careful documentation.
11. What to Do If the Landlord Makes Unfair Deductions
- Ask for an itemised breakdown of deductions with receipts.
- If not provided, send a written follow-up politely requesting justification.
- If still unresolved, escalate to the Rent Authority, Small Causes Court, or consumer forum depending on your city.
Keep all correspondence and records; authorities value proper documentation.
12. Realistic India Prices for Reversible Upgrades
- Peel-and-stick backsplash: ₹1,000–₹6,000
- LED fixture swap: ₹500–₹3,000 per room
- Floating shelves: ₹700–₹3,000 per shelf
- Modular wardrobe inserts: ₹2,000–₹15,000
- Painting touch-up: ₹1,500–₹6,000 per room
- Small kitchen revamp (non-structural): ₹15,000–₹60,000
Get at least two quotes and choose professionals who provide GST invoices and warranties.
13. Move-Out Checklist to Maximise Deposit Return
- Reinstall all original fixtures.
- Deep clean kitchens and bathrooms.
- Patch small holes and paint over marks.
- Clear drains and test switches.
- Take final timestamped photos.
- Request a joint inspection and record any issues in writing.
- Keep all cleaning and repair receipts.
14. Quick FAQs
Q: Can a landlord keep my deposit to repaint the flat?
A: Only if the paint damage exceeds normal wear or repainting was part of the lease. Routine repainting is the landlord’s cost.
Q: Does “no alterations” mean I can’t hang pictures?
A: Usually it refers to structural changes. Small picture nails or adhesive hooks are fine — but confirm first.
Q: How long should deposit refunds take?
A: Typically within 21–30 days after handover, depending on local rules. Keep proof of handover and follow up in writing.
15. Final Checklist — Copy and Save
- Read your tenancy agreement carefully.
- Email the landlord with your renovation plan and get approval.
- Use reversible solutions.
- Hire verified professionals with GST invoices.
- Keep photos and videos before, during, and after work.
- Store and reinstall original fixtures.
- Ask for an itemised deduction list if any dispute arises.
- Escalate to Rent Authority or consumer forum if needed.