How to Improve Your Rental Property in Wales
How to improve a rental property in Wales: the legal minimums first, low-cost upgrades that win viewings, bigger projects that lift the rent, and how the tax treats the cost.
By Jonathan Chan, Director, Morgan Jones Estates & Lettings · Last updated: 16 October 2026
The best way to improve a rental property in Wales is to spend in the right order. First make sure the home meets the legal minimums, because no upgrade makes up for a missing certificate. Then fix what puts people off at a viewing: tired paint, stained carpets, a dated bathroom. Only then look at the bigger projects that change what the home is worth to rent. This guide covers all three, plus how to raise the rent afterwards and how the tax treats the cost.
Step 1: the legal baseline comes first
Before you spend on anything cosmetic, check these. Each one is a legal requirement for a rented home in Wales, and each has its own guide.
| Requirement | What it means |
|---|---|
| Energy Performance Certificate | The home must be rated band E or above to let, unless a valid exemption applies (SI 2015/962, regs 22 and 23). See our energy efficiency guide. |
| Fitness for human habitation | The home must be fit for the whole contract, judged against 29 matters with damp and mould first. See our fitness guide. |
| Smoke and carbon monoxide alarms | A mains-wired, interlinked smoke alarm on every storey, and a CO alarm in every room with a gas, oil or solid fuel appliance (SI 2022/6, reg 5). |
| Electrical condition report (EICR) | At least every five years, or sooner if the report says so (SI 2022/6, reg 6). |
| Gas safety check | Every 12 months by a Gas Safe registered engineer. See our gas safety guide. |
| Furniture you supply | Upholstered furniture in a furnished let must meet the Furniture and Furnishings (Fire) (Safety) Regulations 1988, as amended. |
All sources accessed 16/10/2026. Our landlord compliance guide lists everything a Welsh let needs.
Step 2: the low-cost improvements that win viewings
Most applicants decide in the first minute of a viewing. These jobs cost little and change that first minute.
| Improvement | What to do | Why it matters |
|---|---|---|
| Kerb appeal | Paint or replace a tired front door, cut back the garden, clean the windows and fascias | Applicants judge the home before they come in, often from the listing photo |
| Decoration | Repaint throughout in pale, neutral colours. Use wipeable, mould-resistant paint in kitchens and bathrooms | Feels clean and bigger, and suits most people's furniture |
| Deep clean | Clean the oven, window frames, skirting and grout, or pay for a professional clean between lets | Nobody wants to move into someone else's dirt |
| Flooring | Replace stained carpets. Use vinyl or laminate in kitchens, bathrooms and hallways | Hard floors last longer and are easier to clean between contracts |
| Kitchen refresh | New doors or a coat of paint, new handles and a new worktop instead of a full refit | Most of the look of a new kitchen for a fraction of the cost |
| Bathroom refresh | Make sure the shower works well, re-seal the bath and basin, regrout or replace damaged tiles | A good shower is near the top of most applicants' lists |
| Lighting | Replace dated fittings and use LED bulbs throughout | Brighter rooms photograph better and lower the contract holder's bills |
| Window coverings | Fit blinds or curtain poles in every room | One less job and expense for someone moving in |
| Storage | Add shelving, a built-in cupboard or a boarded loft hatch with a ladder | People bring more belongings than the rooms were built for |
Step 3: bigger projects that change the rent
These cost more and take longer, so test them against the rent the home could achieve afterwards. Ask a local agent for a rental valuation before you start, and plan major work for the gap between contracts.
- A new kitchen or bathroom. These two rooms do more than anything else to set the rent. Choose hard-wearing, mid-range fittings in neutral colours that will still look good after several contracts.
- Energy efficiency. Loft and wall insulation, a newer boiler and better windows lower the contract holder's bills and lift the EPC rating. Our energy efficiency guide covers the options.
- An extra bedroom or an en suite. A loft conversion, a converted garage or a reworked layout can add a bedroom. Check planning and building regulations with your council first. More bedrooms can also mean more sharers, and some shared homes need an HMO licence: see our HMO management page.
- Outdoor space. A patio, a secure fence and a low-maintenance garden appeal to families and pet owners alike. Our guide to renting to tenants with pets explains how to open your home to that market safely.
- Furnishing. Whether furnished or unfurnished lets better depends on the area and the applicants it attracts. Any furniture you supply must meet the fire safety rules.
Before a bigger job, ask three things. What rent could the home achieve after the work? How long will it take to earn the cost back? And will it make the home easier to let and keep let? Our guide to maximising rental yields in Wales covers the wider sums.
Raising the rent after an improvement
Between contracts, you set the rent for the next one. During a periodic standard contract, you can raise the rent by notice. The notice must give at least two months before the new rent starts, and later increases must be at least a year apart (Renting Homes (Wales) Act 2016, s.123, accessed 16/10/2026). Our rent increases guide covers the notice and the form to use.
How the tax treats the cost
The difference between a repair and an improvement matters for your tax bill. HMRC treats repairs and maintenance as allowable expenses against rental income. A repair restores something to its original condition. Improvements are capital expenditure and can't be claimed against rental income (GOV.UK: working out your rental income, accessed 16/10/2026).
Replacing furniture, appliances and other domestic items in a let home can qualify for replacement of domestic items relief. If the new item is better than the old one, you can claim only what a like-for-like replacement would have cost. The relief doesn't cover fixtures, or the first purchase of items for a property (Income Tax (Trading and Other Income) Act 2005, s.311A). Keep every invoice. Improvement works, such as an extension, can be deducted when you work out the gain on a sale; normal maintenance such as decorating can't (GOV.UK). Our guide to capital gains tax on a buy-to-let sale explains the rest. Ask your accountant how this applies to you.
Improvements arranged for you
We see what applicants ask for at every viewing across Swansea, Neath, Port Talbot and Llanelli, so we can tell you which jobs will make a difference to your home and which won't. With full management at 10% + VAT, we get quotes from contractors we know, arrange the work between contracts, and keep your compliance certificates current. Arranging refurbishment works over £1,000 is 9% + VAT (10.8% inc. VAT) of net cost. See every fee on our fees page, or call us on 01792 651311.
Frequently asked questions
What improvements increase rental value the most?
What must a rental property in Wales have before it can be let?
Can I put the rent up after improving my rental property in Wales?
Are property improvements tax deductible for landlords?
When is the best time to improve a rental property?
Disclaimer
This guide is provided for informational purposes only and does not constitute legal advice. Regulations may change. Always verify current requirements with official sources such as Rent Smart Wales or seek professional legal advice for your specific circumstances.
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