Can Tenants Make Changes to My Rental Property in WA?

One minute your rental’s a blank canvas, the next your tenant’s asking if they can paint the walls lilac, install a veggie patch, and maybe even hang a hammock from the ceiling beams (true story).

So… can tenants actually make changes to your property in Western Australia? The answer is yes, but it comes with a few conditions, and thankfully, a fair bit of landlord say-so.

In this guide, we’ll walk you through what’s allowed, what needs permission, and how to handle those “Can we just quickly…” requests without it turning into a renovation reality show. Let’s break it down (not your ceiling, hopefully).

What types of changes can tenants request?

Minor modifications

These are the little things that help a place feel like home. Things like picture hooks, removable safety latches, LED lightbulbs, curtains or blinds, and even veggie gardens. Tenants still need your written consent, but under WA’s tenancy reforms, you generally can’t unreasonably say no to changes like these.

Safety-related upgrades

These include affixing heavy furniture for child or disability safety, or adding security measures to prevent family violence (such as cameras, deadbolts, or motion lights). Some of these can legally be done without prior approval, though tenants must still notify you in writing and use qualified tradies.

Accessibility modifications

If a tenant has a disability, they may ask to install things such as grab rails, lever taps, or a temporary ramp. You’ll need a good reason to refuse these, since “it doesn’t match the aesthetic” doesn’t quite cut it under WA law.

Cosmetic changes

Painting walls, putting up shelves, or switching out tapware? These usually fall under “larger” changes and absolutely require approval—plus, you can set conditions such as “must be professionally done” or “return to original colour before vacating”.

What does the law say about approval?

Under WA’s Residential Tenancies Act, tenants must get written consent before making any alterations to your property. Yes, even the “tiny” ones like drilling in a hook or planting a herb garden. Verbal agreements don’t cut it if things go pear-shaped, so always keep it in writing (ideally with forms such as Form 26 for minor mods or Form 27 for major ones).

• For minor modifications, you can’t unreasonably refuse these under recent rental reforms, unless there’s a legitimate reason (e.g., asbestos risk, strata by-laws, or heritage restrictions).
• Landlords have 14 days to respond to a written request. If you don’t respond in time, it may be taken as a silent yes.
• You can set conditions, such as requiring a licensed tradesperson, requesting photos after installation, or asking for spare keys to any new locks. Just make sure your conditions are reasonable and clearly documented.
• For major modifications, such as anything that affects structure, safety, or long-term value (like installing air-conditioning or knocking out a wall) needs more than a quick nod. You’re well within your rights to say no, or require licensed professionals and a “return to original condition” clause before the tenant moves out.
• If there’s a disagreement, either party can apply to the Consumer Protection Commissioner for a decision, which thankfully means less back-and-forth in court.

Who pays and who fixes what?

Minor modifications – Tenant pays

For everyday tweaks such as picture hooks, curtain rods, safety latches, veggie patches, or even a water-saving showerhead, the tenant is generally responsible for:

• Covering the cost of the item and installation.
• Maintaining the modification during their lease.
• Restoring the property to its original condition at the end of the tenancy.

If the change is on WA’s approved list of minor modifications, you can’t unreasonably refuse the request, but you can still set conditions (like using a qualified tradie or requesting spare keys for new locks). And yes, the tenant still needs your written permission first.

Major modifications – Let’s talk first…

Larger changes, such as painting walls, installing an air conditioner, building a deck, or hardwiring a security system fall into the major modifications bucket. These can affect your property’s structure, safety, or value, so:

• You absolutely can say no (or ask for more detail before you decide).
• If you do approve the change, you can require a licensed contractor.
• You can also negotiate who pays. In some cases, it may make sense to split the cost or cover it yourself if it improves the property long-term.

Just make sure all the details are documented, including what happens when the tenancy ends. Does the tenant have to “make good” and undo the change? Or are you happy to keep it?

Tips for landlords: Handling a tenant’s request smoothly

• Get it in writing
  • Always, always ask tenants to submit modification requests in writing. This keeps things clear, avoids “he said, she said” later, and makes it easy to refer back if there’s a disagreement.
• Check the type of modification
  • Is it a minor tweak or something bigger? Use the WA tenancy guidelines (or a good property manager) to work out whether you must allow it or can say no.
• Respond within 14 days
  • WA law gives you 14 days to respond to a minor modification request. Miss the window, and it might be considered an automatic yes (so don’t leave it sitting in your inbox).
• Set conditions if needed
  • If you’re okay with the change but want to make sure it’s done properly, you can set reasonable conditions. Things like using a qualified tradie, returning the wall to its original colour, or giving you a copy of security keys.
• Keep a paper trail
  • Save copies of the request, your response, and any agreed conditions. This can be a lifesaver if something needs fixing or ends up in a bond dispute.
• Call in the professionals
  • Not keen on managing all this yourself? A property manager (like, say, us) can take care of requests, handle the paperwork, and keep everything compliant, so you don’t have to lift a finger (except maybe to sign off).

When modifications might actually be a good thing

Sure, letting tenants make changes to your property might sound risky, but sometimes, it can actually work in your favour.

• Happy tenants stick around
  • When tenants feel like they can personalise the space, even just a little, they’re more likely to treat it like a home, not just a stopgap. That can mean longer leases, fewer vacancies, and less turnover hassle for you.
• Some changes add value
  • New blinds, extra shelves, a garden tidy-up, or even upgraded light fixtures, all these things can boost your property’s appeal for future tenants.
• You still set the terms
  • Approving a modification doesn’t mean giving up control. You can say “yes, but…” with conditions around how it’s done, who does the work, and what happens at the end of the lease. Everyone wins.

Let us handle the hard parts

Tenants asking to make changes is part of being a landlord in WA. As long as you know what needs permission, what can’t be refused, and who’s paying for what, it’s all pretty manageable.

If you’d rather not deal with the admin, we can do it for you. We offer straightforward property management in Perth, taking care of tenant requests, paperwork, inspections and all the rest. See how we manage rentals and get your time (and weekends) back.