What Is an Improvements & Modifications Lease Addendum?
An improvements and modifications lease addendum is a written add-on that sets clear rules for changes a tenant wants to make to a rental property. Most leases already require landlord approval before a tenant paints, installs fixtures, or alters the space.
An addendum puts that approval in writing and ties it directly to the lease. It also addresses a practical issue with property changes. Items attached to the property can become permanent, so the addendum clarifies what happens to those changes and who is responsible for them. An improvements and modifications lease addendum helps by:
- Recording landlord approval without changing the original lease
- Saying what stays or can be removed at the end of the lease
- Defining who handles repairs or restoration, if changes cause damage, or need to be reversed
Either the landlord or the tenant can use the addendum to document agreed-upon changes while keeping the rest of the lease intact.
An addendum adds new terms to a lease without changing the original agreement. An amendment, on the other hand, revises existing lease language. For a clear breakdown of how they differ, see our guide on addenda versus amendments.
When Do You Need an Improvements & Modifications Lease Addendum?
You need an improvements and modifications lease addendum when a tenant asks to change the property and the lease does not already allow it. The addendum records approval and any conditions for the work, without altering the rest of the lease. You will typically see it used in situations like these:
- A tenant wants to paint, install fixtures, or make other changes
- The lease does not clearly allow modifications
- A landlord wants to set conditions before approving the work
- The request comes after the lease is already in place
Property changes can shift repair responsibilities. Our guide on tenant and landlord repair responsibilities explains how those duties are usually divided and how modifications fit in.
What Types of Improvements and Modifications Can Be Included?
An improvements and modifications lease addendum can cover changes that affect the space itself, not just surface-level updates. These modifications usually involve work that alters how the property looks or functions. Common examples include:
- Changes attached to walls, floors, or ceilings
- Updates that change how the space functions or appears
- Installations that are difficult to remove
- Items that may be treated as fixtures once installed
Because these changes can become part of the property, the addendum clearly lists what is approved and how each modification is handled.
Structural vs Non-Structural Modifications
Most improvements and modifications fall into one of two buckets: structural or non-structural. The difference comes down to how much the change affects the property itself.
Structural modifications affect the building’s core systems or layout and usually require stricter approval. Some leases don’t allow these changes at all. Common structural changes include:
- Removing, adding, or altering walls
- Changing the layout of the space
- Moving or modifying plumbing lines
- Upgrading or rerouting electrical wiring
- Installing built-in features that are not easy to remove
Planning approved work as part of a tenant improvement? You may also want to use a plumbing, painting, or handyman contract to document the scope of work, payment terms, and responsibilities once the modification is approved.
Non-structural modifications focus on the look or use of the space rather than the building itself. They fall into the lighter bucket and are usually cosmetic or removable, and may include:
- Painting or wallpapering
- Installing shelving or wall-mounted fixtures
- Replacing light fixtures
- Adding removable partitions or décor
Because structural work is more permanent, landlords usually apply tighter approval standards than they do for non-structural changes.
Under the Fair Housing Act, landlords are usually required to allow reasonable disability-related modifications, reviewed on a case-by-case basis. In most situations, the tenant pays for the work, since federal law does not require private property owners to cover the cost.
Some interior changes may also need to be restored at move-out. Federally funded housing can be subject to stricter rules, and state or local laws may set a higher standard than federal requirements.
What Happens If Changes Are Made Without Approval?
If a tenant makes changes without approval, the lease usually controls what happens next. Unapproved modifications are often treated as a lease violation, especially when the work affects the property itself. Depending on the situation, a few outcomes may follow:
- The tenant may be in breach of the lease
- Items attached to the property may be treated as the landlord’s property
- The tenant may need to restore the space to its original condition
- The landlord may enforce remedies allowed under the lease
If the issue escalates, courts often look first at what was agreed to in writing. Lease terms and addenda generally matter more than informal conversations.
If unapproved changes continue or create a larger issue, landlords usually fall back on the lease’s enforcement terms. That often starts with a written notice and can escalate to eviction if the tenant doesn’t fix the violation. In those situations, a lease termination letter puts the next step in writing.
What to Include in an Improvements & Modifications Lease Addendum
An improvements and modifications lease addendum should clearly describe the approved work and connect it to the lease. It gives both sides one clear place to confirm what changes are allowed, when the work happens, and who owns the results. The addendum should include a few key details, such as:
- The lease type and the names of the landlord and tenant
- The lease date and the property address
- A clear description of the approved changes and why they are allowed
- The start and end dates for the work
- Who owns the improvements, and what needs to be restored
- The governing state law and the effective date
Including these details keeps everything consistent with the lease and makes the approval easy to check later. It also helps both sides stay on the same page from the start of the work through move-out.
Sample Improvements and Modifications Lease Addendum
Review a sample improvements and modifications lease addendum to understand how the document is structured. From there, you can customize the template and download it in Word or PDF.
