How to Completely Transform Your Apartment Without Losing Your Security Deposit (Really!)

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You found your perfect rental, and you’re ready to start painting walls, swapping light fixtures, and applying peel-and-stick wallpaper to make that place your own. But if you merely skimmed the terms of your lease before signing (all that legal jargon!), you might want to press pause. 

“A tenant should never alter the apartment in any material manner without first reviewing the lease to see what rights the tenant has,” says Mark A. Hakim, a New York-based real estate attorney and partner at the law firm of Schwartz Sladkus Reich Greenberg Atlas LLP. “Residential leases often prohibit any alterations or additions or changes without landlord’s consent and, in some instances, merely prohibit changes altogether,” he says.

There’s often a good reason for all the red tape: There may be potential issues in your building that you’re not aware of, like weak walls or building code restrictions.

Before you throw your design dreams down the drain, know that “most reversible upgrades are allowed,” says Rileigh Wilkins, senior interior designer at Big Sky Interior Design in Wilmington, North Carolina. But the terms of your lease likely require you to check with your landlord and get their permission before making substantial changes. Before you start any of the projects listed below, make sure to email or text your landlord (if you have a more casual relationship with them) — but however you do it, document their response.

“Even if the change feels harmless, written permission keeps surprises off your security deposit refund,” says Wilkins. Not sure where to start? “Approach it like a proposal: Explain what you want to do, why it matters to you, and how you plan to handle it responsibly, including returning it to its original condition if needed,” says Stacy Brown, senior director of training at Real Property Management. “Include photos, inspiration, and any professional help you’d use,” she says. Here’s how to navigate some of the rental upgrades you might be considering, from wall hangings to wish-list items like tile or cabinet upgrades. 

Even though paint is reversible, not every landlord is OK with these changes. “Painting is one of the most commonly restricted alterations in rental homes,” Brown says. Brown recommends checking your lease carefully. “If painting is allowed, the lease may specify certain colors, quality of paint, or that the house must be restored to its original color before move-out.”

While your lease may not have a specific clause about removable wallpaper, it “likely falls under the same category, and contacting the landlord in advance may be best,” says Hakim. If you already put it up, Hakim recommends removing it before you move out to make sure that the walls in the apartment are back to their original condition. (Some reasonable wear and tear, like scuff marks or a little chipped paint, is expected, though, Hakim says.) 

While peel-and-stick wallpaper or vinyl coverings may not leave a mark if they’re removed correctly, there is a risk that they’ll peel the paint below or damage drywall, Brown points out. If that happens, you’re on the hook for repair. So, “always ask first, and keep documentation of what was approved,” Brown says. 

Putting up pictures and other wall art seems like a home decor no-brainer, but taking a hammer and nails to your walls isn’t acceptable under all leases. “Most leases allow for a reasonable number of small holes from picture hanging, but that’s not a universal rule,” Brown says. “If you use anchors, screws, or leave behind large holes or chipped paint, you could be charged for repair.” 

If your lease doesn’t specify this, it’s best to check in with your landlord. They’ll know what your walls can handle. Brown’s advice: Ask your property manager or landlord what’s acceptable before hanging heavier items. Drywall can usually support a pound or two with a nail, but you’ll need to use an anchor or screw into a wall stud for heavier items like TVs — and your property manager may be able to help with that. “Take photos of the wall’s condition when you move in and again when you move out to avoid disputes,” she adds. 

If hammering anything into the wall is off-limits, Brianna Untener, lead designer at Brianna Scott Interiors in New York City, recommends using adhesives. Stick-on adhesive strips or hooks “are a great solution if you can’t put holes in the wall,” she says. Utener also recommends “strategic placement” of furniture, like a console table or a TV stand, to prop up a TV, art, or other decor. 

Boob lights killing your vibe? That may require a more creative solution than simply swapping out the fixture. “Lighting should never be touched or replaced, and most leases cover that,” Hakim says. “Often changing of lighting should only be done by a licensed electrician and no landlord wishes to be responsible for or have to contend with work that was done without compliance with lease and applicable law.”

Brown agrees. “Property managers typically want a licensed professional to handle any work,” she says. Still, there may be a little leeway here, as long as you reinstall the original fixture before you move out. “In some cases, if you want to update to a more stylish fixture, your manager might approve it, especially if it’s an upgrade and professionally installed,” Brown says. “Put everything in writing.”

Not getting anywhere with your landlord? There are some products, like Tulip Shades, that provide covers you can slip over a boob light. But you also have the option of creating your own lease-friendly lighting if you can’t touch what’s already on the ceiling, says Jennifer Press, lead designer at Press Interiors. “You can add floor and table lamps and plug-in sconces,” she says. 

Sometimes an apartment is screaming for a facelift, whether it’s erecting a temporary wall or replacing tired old flooring. No surprise here, but this definitely falls into the “check with your landlord” category. 

“Temporary walls often seem like a great idea. However, once installed, the room that was created may not be a legal room,” Hakim says. (Legal rooms have certain requirements around light and air, along with specifications on ways to get in and out, he adds.) If you unintentionally create an illegal room, you could violate the building code and your lease, Hakim says. Get caught and the consequences vary. “The lease would likely make them liable for the violations and cost, and it would depend on the violation and whether they cure or correct it if they would face eviction,” Hakim says, adding that it’s likely you’d be given the opportunity to fix the situation first. 

Tweaks to flooring are also usually a no-go. “Flooring projects often require specific materials or prep to maintain sound insulation or protect subflooring,” Brown points out. “Making these changes without permission could void parts of the lease, result in eviction notices, cost you your security deposit, or more.”

If you’re ready to take on a bigger project (and can do it properly), you can always ask. “If you’re interested in a large project, talk to your manager first and ask if it’s something they’d consider,” Brown says. Wilkins recommends writing an email pointing out how the change could add property value at zero cost to them, providing you’re planning to foot the bill. “Worst-case, they refuse and you’ve lost five minutes writing an email,” she says. 

If the change improves the property or is reversible, many managers will be open to at least talking about it, she says. “Just remember, always check the lease, and verbal permission isn’t enough. Get everything in writing,” Brown adds.