Every December, as fairy lights go up and inflatable snowmen appear in windows, many landlords in Manchester start to ask the same thing:
What exactly can tenants do when it comes to decorating a rental property for Christmas – and where should landlords draw the line?
The festive season often brings extra communication between landlords and tenants, especially around decorating, health and safety, and shared spaces – particularly in HMOs (houses in multiple occupations). If you’ve received a tenant Christmas request in Manchester, here’s what you need to know.
Can tenants decorate a rental property for Christmas?
Yes – tenants have the right to enjoy the festive season in their home, just like anyone else. That includes putting up:
- Christmas trees
- Indoor lights
- Wreaths and garlands
- Ornaments and themed decor
As long as the decorations are temporary, don’t cause damage, and don’t breach any part of the tenancy agreement, landlords can’t reasonably ban them.
In fact, many tenants want to feel settled and at home – especially if they’ve just moved in. Allowing some festive cheer can build goodwill and strengthen the tenant–landlord relationship.
So, what can landlords control?
While tenants are free to decorate within reason, landlords do have the right to step in when:
- The decorations pose a fire hazard
- There’s a breach of terms in the tenancy agreement
- Decorations are installed in communal areas of HMOs without permission
- Permanent changes are made (e.g. drilling into walls, nails or hooks)
- Outdoor displays cause nuisance to neighbours or breach local planning rules
- Excessive electricity use causes safety or cost concerns in bills-included tenancies
Let’s look at some of these in more detail.
Indoor Christmas decorations: what’s acceptable?
Most indoor decorations are fine – as long as they’re safe, sensible and removed in the new year.
Landlords can reasonably restrict:
- Use of real candles near tinsel or trees
- Drilling into walls or ceilings to hang lights
- Use of mains-powered decorations where they overload sockets
- Items that block fire exits or escape routes
Landlords should allow:
- Freestanding Christmas trees
- Battery-operated fairy lights
- Adhesive hooks or removable strips
- Window decorations that don’t affect privacy or breakage
If a tenant’s Christmas request asks about wall-mounted decor, suggest temporary hanging solutions or provide a list of approved methods to protect paintwork.
What about outdoor lights and displays?
Outdoor festive displays are more noticeable – and sometimes more controversial.
If your tenants want to hang lights outside, it’s reasonable to ask them to:
- Get written permission first
- Avoid drilling into external walls
- Use battery-powered or solar lights where possible
- Keep displays tidy, quiet and within reasonable hours
- Remove everything by early January
If the property is in a conservation area or leasehold block, external decorations may not be allowed – so it’s worth checking first.
Outdoor inflatables or speakers can cause disputes with neighbours, so it’s acceptable to set boundaries on external festive displays in your tenancy agreements.
Festive decorations in HMOs: what are the rules?
Shared homes add another layer of complexity.
In a licensed HMO in Manchester, you have specific legal responsibilities under your licence and under HMO compliance rules, including fire safety, cleanliness, and access to communal areas.
Key rules for festive decorating in HMOs:
- Decorations must not obstruct fire exits or stairwells
- Lights and electricals should meet PAT (portable appliance testing) standards if supplied by the landlord
- Candles should be strictly prohibited in communal areas
- You must maintain clear escape routes
- If you supply any decorations yourself, they must comply with fire safety standards (avoid flammable materials)
If tenants want to decorate shared lounges or kitchens, you can allow it — but set clear rules. A simple festive notice pinned to the hallway outlining what’s allowed can help avoid disputes.
Tip: Many HMO landlords now include a short “holiday decor clause” in their welcome packs – this helps set expectations upfront and reduces confusion.
Can landlords ban decorations altogether?
In most cases, no – and it wouldn’t be reasonable to try.
Unless decorations pose a genuine safety risk or cause damage to the property, tenants are entitled to celebrate Christmas and decorate within their rented space.
However, landlords do have the right to:
- Ask for removal of unsafe or permanent installations
- Require tenants to seek permission for changes
- Set boundaries on shared or external areas
- Charge for damage if paintwork, walls or fittings are affected
If your tenancy agreements are up for renewal, you can include clear guidance on seasonal decor to help avoid conflict in future years
How your letting agent can help
If you use a letting agent in Manchester, they can:
- Manage and respond to festive tenant requests
- Provide a clear communications framework for tenants
- Offer on-site inspections to check for safety concerns
- Ensure all HMO compliance requirements are met over the holidays
- Handle any disputes, repairs or safety issues that arise
At Hunters Manchester, we support landlords with all aspects of festive letting — from managing tenant expectations to checking communal spaces and handling maintenance queries over the Christmas break.
Quick checklist: landlord Christmas decoration guidance
Use this to create your own internal policy or festive tenant guide.
Permitted
- Indoor battery-powered lights
- Freestanding trees and decorations
- Window stickers and suction-cup hooks
- Temporary adhesive strips (where paint is protected)
Discouraged
- Mains-powered lights without PAT testing
- Use of candles, incense or open flames
- Exterior lights fixed with nails or screws
- Wall hooks, drilling or paint damage
In HMOs
- No decorations on stairs or in hallways
- Clear fire exits required at all times
- No flammable materials in communal spaces
- Shared decoration responsibility must be agreed among tenants
Final thoughts: festive letting done right
Christmas should be a time to enjoy – not a source of complaints or confusion.
By setting clear expectations and handling tenant Christmas requests with a little flexibility, landlords in Manchester can support a positive atmosphere in their rental homes while staying compliant and protected.
Whether you let a single flat or manage a portfolio of HMOs, it pays to get your festive policy sorted now – so everyone can relax when the holidays arrive.
Need help managing tenant queries, safety checks, or winter property visits?
