Home improvements

Making improvements to your home

We understand that tenants may want to make changes to their home so it better suits their needs.

Most repairs, improvements or alterations need our written permission before any work starts. This helps us make sure the work is safe, suitable and will not damage the property.

When permission is needed

Written permission is needed for work that affects:

• the structure of the home, such as removing walls
• fixtures or fittings provided by Bernicia
• gas, water, electricity or drainage
• the outside of the home or estate

Simple decorating, such as painting or wallpapering, does not usually need permission.

Tenants should contact us before starting if they are unsure whether permission is needed.

Improvements we may consider

With written permission, this may include:

• installing a kitchen or bathroom
• replacing windows or doors
• adding a shower or heating system
• installing fencing, a shed or a driveway
• adding electrical sockets or lighting

Permission must be given before any work starts.

How to apply

To request permission, tenants will need to:

1. complete an application form explaining the proposed work
2. provide any plans, specifications and details of who will carry out the work
3. send the application to us for review

We will assess the request and confirm our decision in writing.

We will consider:

• whether the work is safe
• any effect on the structure of the home
• whether the work is suitable for the property
• any impact on neighbours or the local area
• whether planning permission or building regulations approval is needed

When permission may be refused

We may refuse permission if the work:

• is unsafe or could damage the property
• may increase future repair or maintenance costs
• could reduce the value or future use of the home

Work that is not normally allowed includes:

• loft conversions
• changes to load-bearing walls
• open fires or solid fuel appliances without approval

Carrying out approved work

If permission is given, tenants must:

• follow any conditions set out in the approval
• get planning permission or building regulations approval where needed
• use qualified contractors for specialist work, including gas and electrical work
• tell us when the work is complete so it can be inspected

Tenants should keep all permissions, certificates, receipts and other documents relating to the work.

Looking after improvements

Tenants are responsible for maintaining new fixtures and fittings for the first 12 months.

After this, we may take responsibility for future maintenance. This will depend on the type of improvement and whether it was approved and completed correctly.

The permission letter will explain who is responsible for maintenance.

Compensation for improvements

Tenants may be able to claim compensation for certain approved improvements when their tenancy ends.

To be considered:

• written permission must have been given before the work started
• the completed work must match what was approved
• the work must pass inspection
• any required certificates must be provided

A claim must be made within 14 days of the tenancy ending.

The amount offered will depend on the original cost, age and condition of the improvement. It may include materials and contractor costs, but not payment for the tenant’s own time or labour.

Compensation is limited to £3,000 for each improvement.

Compensation will not normally be paid if:

• permission was not given
• the work is unsatisfactory or has been removed
• the tenancy ended because its conditions were breached

Important things to remember

Before carrying out work:

• always ask for written permission
• make sure the work is safe and completed to a good standard
• keep all permissions, receipts and certificates
• tell us when the work is finished

Repairs and planned improvements carried out by Bernicia

We regularly carry out repairs and planned improvements to keep homes safe and in good condition.

Tenants are normally responsible for decorating their home following this work. However, where our work causes disruption, we may offer help towards redecoration or replacing flooring.

This is usually provided through:

• paint packs
• decorating vouchers

Typical maximum contributions are:

• up to £50 for each room that needs redecorating
• up to £100 towards floor coverings, where this applies

We will consider each case individually, including any support or accessibility needs.

Need advice?

Tenants considering improvements should contact their Housing Officer before starting any work.

We can talk through the plans, explain whether permission is needed and help tenants understand what to do next.

Learn more about your Bernicia tenancy by viewing our tenancy policy.