What you can and cannot change about your walls
Whether you can change wallpaper depends on your lease and your landlord's rules, not on whether you own the place. Most leases require you to get written permission before making any changes to walls — including removing old wallpaper, painting over it, or hanging new wallpaper. Some landlords allow it; others do not. A few require you to restore the walls to their original state before you move out.
The key is to ask in writing before you do anything. A text message or email counts as written permission. If your landlord says yes, keep that message. If they say no, changing the wallpaper anyway can give them grounds to keep part of your security deposit or pursue other action when you leave.
State and local laws set limits on what a landlord can require. Most places say a landlord cannot charge you for normal wear and tear — which includes faded or peeling wallpaper that deteriorated over time. But if you damage walls or remove wallpaper carelessly, that is different. A few states have specific rules about what counts as damage versus normal use; your local housing authority or tenant rights organization can tell you what applies where you live.
Key Takeaways
- You must get written permission from your landlord before changing wallpaper, even if your lease does not explicitly forbid it.
- Keep the written permission (email, text, or letter) in case there is a dispute about your security deposit later.
- Removing wallpaper carelessly or damaging the wall underneath can cost you money when you move out, so take photos before you start.
- If your landlord refuses permission, you can still ask them to repair peeling or damaged wallpaper as a maintenance issue.
- Some states protect tenants from charges for normal wear and tear, but the rules vary by location.
How to ask your landlord for permission
Send a message — email, text, or letter — that clearly describes what you want to do. Say something like: "I would like to remove the wallpaper in the bedroom and either paint the wall or hang new wallpaper. Would you permit this? I will restore the wall to its current condition before I move out." Be specific about which room and what method you plan to use.
Give your landlord a reasonable amount of time to respond — usually at least five to seven business days. If they do not answer, send a follow-up. If they still do not respond, that silence is not the same as permission. You need an actual yes.
If your landlord says yes, ask them to confirm in writing what you are allowed to do and whether you need to restore the wall afterward. Some landlords will say "yes, change it, and you do not have to change it back." Others will say "yes, but restore it before you leave." Get that detail in writing so there is no argument later.
Steps for removing wallpaper safely
Before you start, take photos of the walls in good light. These photos protect you if your landlord later claims you damaged something that was already damaged. Date the photos if your phone does that automatically, or write the date on the back if you print them.
Removing wallpaper can damage drywall or plaster underneath if you rush. Use a scoring tool (a small handheld roller with tiny spikes) to perforate the wallpaper surface. Then spray the wall with a mixture of hot water and fabric softener, or use a commercial wallpaper removal solution. Let it soak for 15 to 20 minutes so the adhesive softens. Scrape gently with a plastic scraper — not a metal one, which gouges drywall more easily. Work slowly and stop if you feel resistance; more soaking time is better than force.
If the wall underneath is damaged — gouged, stained, or torn — you may be responsible for repair costs. If the damage was already there before you started, your photos prove it. If you caused it, you have two choices: repair it yourself before you move out, or expect your landlord to deduct the repair cost from your security deposit.
Painting over wallpaper instead of removing it
Painting directly over wallpaper is faster but riskier. Paint can peel if the wallpaper is loose or if moisture gets behind it. If the paint peels and takes the wallpaper with it, your landlord may charge you for repainting and re-wallpapering.
If you choose to paint over wallpaper, first make sure the wallpaper is firmly adhered to the wall. Press on it in several places; if it bubbles or feels loose, remove it first. Use a primer designed for glossy or non-porous surfaces, then paint with regular interior paint. Primer matters because it helps the paint stick to the wallpaper's surface.
When you move out, your landlord may still expect you to restore the wall. If your lease says you must return it to its original condition, that usually means removing the paint and wallpaper and repainting with the original color — or paying them to do it. Ask your landlord in advance whether painting over wallpaper counts as restoration or whether they want the wallpaper removed entirely.
Hanging new wallpaper with permission
If your landlord approves new wallpaper, use removable wallpaper or peel-and-stick options when possible. These are easier to remove without damaging the wall, and they cost less than traditional wallpaper. Brands like Spoonflower and Tempaper make high-quality removable wallpaper that looks professional.
If you use traditional wallpaper, you will almost certainly need to remove it before you move out — most leases require it. Removing traditional wallpaper is more labor-intensive than removing the original, and if you do it carelessly, you can damage the wall. Budget time and money for professional removal if you are not confident doing it yourself.
Before hanging any wallpaper, make sure the wall is clean, dry, and smooth. Fill holes or gouges with spackling compound and sand them smooth. A poorly prepared wall will show bumps and imperfections through the wallpaper, and removal will be harder.
What to do if your landlord says no
If your landlord refuses permission, you have limited options. You cannot legally change the wallpaper without consent, even if you plan to change it back before you leave. Doing so anyway risks losing part or all of your security deposit and could give your landlord grounds to pursue a small claims case against you.
However, you can ask your landlord to repair wallpaper that is peeling, stained, or damaged as a maintenance issue. Landlords are responsible for keeping rental units in habitable condition, which includes maintaining walls. If the wallpaper is deteriorating and affecting the appearance or function of the unit, document the problem with photos and send a written maintenance request. Your landlord may agree to repair or replace it themselves.
If the wallpaper is severely damaged and your landlord ignores your maintenance request, you may have other remedies depending on your state — such as the right to repair it yourself and deduct the cost from rent, or to break your lease without penalty. These options vary widely by location, so contact your local housing authority or tenant rights organization for advice specific to your area.
Security deposit disputes over wallpaper
When you move out, your landlord may try to deduct wallpaper removal or repair costs from your security deposit. Whether they can do this legally depends on whether the damage was caused by you or by normal wear and tear.
Normal wear and tear includes faded wallpaper, minor peeling at seams, and small stains that accumulated over years of living there. Your landlord cannot charge you for this. Damage you caused includes large tears, gouges in the wall from careless removal, water damage from your actions, or stains from spills you did not clean up promptly.
If your landlord deducts money for wallpaper work, they must provide an itemized list of what was done and how much it cost. They should also provide photos showing the damage. If the deduction seems unfair, you can dispute it in small claims court. Bring your own photos (taken before you moved out), your lease, any written permission you received, and receipts for any repairs you paid for yourself. Many small claims cases over security deposits are decided in the tenant's favor because landlords cannot prove the damage was the tenant's responsibility.
Frequently Asked Questions
Can my landlord charge me for removing wallpaper I did not hang?
No, if the wallpaper was there when you moved in and you did not damage it. Faded or peeling original wallpaper is normal wear and tear. Your landlord must maintain the unit, which includes replacing deteriorated wallpaper. If they want it removed or changed, that is their cost, not yours.
What if I removed wallpaper and damaged the drywall underneath?
You are likely responsible for the repair. Take photos immediately showing the damage, and tell your landlord in writing what happened and that you will repair it or pay for repairs. Getting ahead of it is better than having them discover it when you move out and deduct a larger amount from your security deposit.
Do I have to restore wallpaper to its original state when I move out?
Only if your lease says so. Some leases require restoration; others do not. Check your lease or ask your landlord in writing before you change anything. If your lease is silent on the issue, ask your landlord what they expect — get their answer in writing so there is no dispute later.
Can I use removable wallpaper without asking permission?
Technically removable wallpaper is less risky than traditional wallpaper because it does not damage walls when removed properly. However, you should still ask your landlord first. Some landlords object to any wallpaper, even removable. Getting permission in writing protects you if they later claim you violated your lease.
What if my landlord keeps my security deposit for wallpaper removal I did not authorize?
Send your landlord a written dispute letter within the time limit your state allows (usually 30 days after move-out). Include photos showing the wallpaper was already there when you moved in, your lease, and any written communication showing you did not change it. If they do not respond or refuse to refund you, file a small claims case. Most states require landlords to prove the damage was your responsibility.