Landlords must allow reasonable modifications to rental units for tenants with disabilities

Modifications that make a home truly accessible: what landlords must provide to tenants with disabilities

If you’ve ever needed a small change to feel truly at home—like grab bars in the bathroom or a kitchen countertop you can actually reach—the law has your back. Fair housing rules recognize that accessibility isn’t a luxury; it’s a baseline of decent housing. And that means landlords aren’t supposed to put up roadblocks when a tenant with a disability asks for changes to their dwelling. Here’s the heart of it: a landlord must allow reasonable modifications to the housing unit, if requested, as long as those changes don’t create an undue burden.

Let’s start with the big idea, plain and simple

• What’s required: Reasonable modifications to the unit, requested by a tenant with a disability.

• The guardrails: The modification must not impose an undue financial or administrative burden on the landlord.

• The who, how, and why: It’s about accessibility—so people can live independently and safely in their homes.

Think of it as a door you’re opening for someone who needs a little help to move around comfortably. Yes, the rules exist to protect everyone’s rights, but they’re also a practical framework to make everyday living possible. Let me explain it in a way that sticks.

What counts as a modification? A few concrete examples

Modifications are physical changes to the dwelling that improve accessibility. They aren’t cosmetic makeovers; they’re structural or functional alterations that let a tenant use the space more effectively. Consider these common requests:

• Install grab bars in the bathroom or near the toilet

• Lower kitchen countertops or sinks so a person in a wheelchair can reach them

• Widen doorways or remove thresholds to improve wheelchair access

• Add a shower chair or a roll-in shower with a barrier-free entry

• Adjust light switches, electrical outlets, and thermostat controls to reachable heights

• Modify storage and closet configurations to accommodate assistive devices

These changes can be life-changing. They can mean the difference between relying on others and living independently in your own home. And here’s the key: the landlord can’t outright deny a reasonable modification just because it’s inconvenient. The test isn’t perfect perfection; it’s reasonableness in the face of burden.

Accommodations vs modifications: two sides of the same coin

There’s a related, easy-to-miss distinction that helps many people understand what to ask for and what to expect:

• Reasonable accommodations are changes to rules, policies, or services. Think flexible parking rules, a service animal permitted in a housing complex, or waiving a specific policy that makes sense for someone with a disability.

• Modifications are physical changes to the unit itself, aimed at removing architectural barriers or improving usability—exactly what we’re focusing on here.

Both are about removing barriers, but they play different roles in the living arrangement. It’s helpful to know which one fits your situation when you’re drafting a request.

Who pays for these modifications, and when might a landlord say no?

The landscape isn’t a one-size-fits-all answer, but there are guiding principles:

• Landlords must not deny a reasonable modification simply because of cost, as long as granting it wouldn’t impose an undue burden. What counts as undue burden depends on factors like the size of the project, its cost, and the landlord’s overall financial and administrative capabilities.

• In most cases, tenants bear the cost of the modification themselves. That said, some modifications may qualify for grants, subsidies, or local programs designed to help with accessibility improvements. It’s worth checking with local housing authorities or disability services in your area.

• If a modification affects shared spaces or common areas, or requires structural changes to the building, the rules can get a little more nuanced. Some situations may call for a shared plan with the landlord and, where appropriate, professional guidance to ensure safety and compliance with building codes.

Bottom line: the process is meant to be flexible enough to respect an individual’s needs, while keeping practicality in mind for the property. If a requested modification would cause an excessive financial hardship or fundamentally alter the nature of the building, the landlord may seek a resolution that preserves safety and financial viability.

How to request a modification the right way

If you’re considering asking for a modification, here’s a practical path:

• Be clear about your need. Describe your disability and how the change will help you use the space more independently and safely.

• Specify the modification. Name the exact changes you’re requesting, such as “install a grab bar in the shower” or “lower the kitchen counter by X inches.”

• Document the request politely and in writing. A simple letter or email that outlines your need, the proposed modification, and any relevant timelines helps avoid misunderstandings.

• Provide any supporting information. If you have a doctor’s note or a disability professional’s guidance, include it. It can clarify why the modification is necessary.

• Be reasonable about timing and scope. Propose a practical schedule and suggest qualified professionals for the work, if you have preferences.

• Discuss costs and permits. Clarify who will pay for the modification and ensure the changes meet safety codes and building rules.

• Allow for a space inspection if needed. A quick walk-through helps agree on the scope and keep everyone on the same page.

In practice, landlords and tenants often work together to tailor a solution. The goal isn’t to create a minefield of red tape; it’s to open up living space so someone can navigate it safely and independently.

A quick reality check: common myths that drift in

• Myth: The landlord must cut rent or toss in free utilities to cover accommodations. Not the core obligation. The law centers on permitting the modification itself, with financial considerations handled separately.

• Myth: Modifications are always temporary. Some can be reversible or temporary, but many become a permanent part of the dwelling. It depends on what’s being changed and the tenant’s needs.

• Myth: The process is slow and snarly. It doesn’t have to be. A straightforward request with clear needs can lead to a smooth, fast accommodation, especially when both sides stay communicative.

What a fair-access approach looks like in action

Picture a small rental building with a handful of units. One tenant uses a wheelchair and finds the kitchen counters too high to reach. The tenant asks for the countertops to be lowered and for the doorway to the bathroom to be widened. The landlord reviews the request, notes that the changes are feasible and don’t impose an undue burden, and collaborates with a licensed contractor to carry out the modifications. The result is a kitchen that works for the tenant’s daily routines, a bathroom that’s accessible, and a tenancy that feels secure and empowering.

The bigger picture

Accessible housing isn’t just about ticking boxes. It’s about recognizing that independence is a cornerstone of dignity. When landlords approach modifications with a problem-solving mindset, neighborhoods grow more inclusive. Tenants gain confidence; neighborhoods gain stability; and everyone benefits from more usable, welcoming homes.

If you’re a tenant navigating this path, or a landlord aiming to be a good partner, a few resources can be handy:

• U.S. Department of Housing and Urban Development (HUD): Fair housing information, guidance on reasonable modifications, and local contact points.

• Your state or local housing authority: They often have specific rules, forms, and support programs for accessibility changes.

• Disability organizations and services: They can offer assessments, referrals, and sometimes financial assistance for modifications.

A friendly reminder

The bottom line is simple and powerful: if a tenant with a disability requests a modification to their housing unit that’s reasonable, the landlord should authorize it. The aim isn’t to complicate life; it’s to make the home safer and more usable. And when this works smoothly, it’s a win for everyone involved.

If you’re reading this with a real-world scenario in mind, start with a clear plan, keep the conversation constructive, and lean on trusted resources if you need a hand. Accessibility isn’t a someday feature; it’s a standard that makes everyday life better—one doorway, one countertop, one bathroom at a time.

FAQs at a glance

• Do modifications have to be permanent? Not always. Some may be temporary or easily reversible, depending on needs and the project.

• Can a landlord refuse a modification if it’s expensive? They mustn’t deny a reasonable modification just because of cost, as long as it wouldn’t cause an undue burden. Costs and funding can vary based on the modification and local rules.

• What should I include in a request? A clear description of the change, why it’s needed, any supporting documentation, and a proposed timeline.

If you want to explore more about accessibility in housing, start with trusted sources like HUD and local housing agencies. The path to an accessible home is often a conversation—one that begins with a simple, practical request and ends with a space that truly works for you.