Neutral colours: yes. Bold colours: ask first.
The tenant can paint walls in neutral colours (white, beige, light grey) without permission. Bold colours or wallpaper require the landlord’s written consent. In all cases, the tenant must restore the walls to their original condition at the end of the lease, unless the landlord agrees otherwise.
Painting in neutral tones is considered normal enjoyment of the property and does not require prior authorisation. The logic is that neutral colours do not alter the property’s condition in a meaningful way — a future tenant or the landlord would not need to repaint.
Bold colours (red, dark blue, black) or special finishes (textured paint, murals, wallpaper) are considered modifications that go beyond normal use and require consent.
What is allowed without permission
| Action | Permission needed? |
|---|---|
| Painting white/beige/light grey | No |
| Painting cream or light pastels | Generally no |
| Painting bold or dark colours | Yes |
| Applying wallpaper | Yes |
| Applying decorative stickers (removable) | No |
| Painting ceilings | Same rules as walls |
| Painting doors/frames | Yes (different from walls) |
Even for neutral colours, it is good practice to inform the landlord in writing before painting. This avoids disputes at the exit inventory.
End of lease: restoration obligation
At the end of the lease:
- If the tenant painted neutral colours and the walls are in good condition: typically no restoration needed
- If the tenant painted bold colours: must repaint in the original colour or a neutral tone
- If wallpaper was applied: must remove and restore the original surface
- If the original condition was already poor (noted in entry inventory): the tenant is only responsible for damage they caused
The entry inventory is the reference. If it notes “walls painted white in good condition”, the tenant must return the walls in equivalent condition. Normal wear (slight yellowing over several years) is not the tenant’s responsibility.
Regional specifics
Brussels-Capital Region
The Ordinance of 27 July 2017 follows the general Civil Code rules. The entry inventory is mandatory and serves as the reference.
Wallonia
The Decree of 15 March 2018 applies the same framework.
Flanders
The Flemish Housing Rental Decree of 9 November 2018 applies the same rules. The entry inventory is mandatory.
Civil Code, articles 1730-1731 (return of property). Civil Code, article 1754 (tenant repairs). Law of 20 February 1991 (entry inventory).