Pets in rental properties have always been a sensitive subject. Many tenants see pets as part of the family, while many landlords worry about accidental damage, noise, allergies, odours, fleas, complaints from neighbours and the cost of putting things right at the end of a tenancy. Landlords also need to think about buildings insurance, contents insurance, combined cover, and whether their cover is suitable for a pet-friendly let.
With the Renters’ Rights Act now changing the way pet requests are handled in England, landlords can no longer rely on a simple “no pets” position. The Act requires landlords not to unreasonably withhold consent when a tenant asks to keep a pet, and tenants will be able to challenge unfair decisions. That does not mean every pet must be accepted. It means every request should be considered properly, fairly and on its own facts, especially where tenancy agreements, pet clauses and insurance covering requirements need to be checked.
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A blanket refusal may feel like the easiest option, but it is becoming harder to justify. Government guidance says private landlords must consider pet requests on a case-by-case basis and can ask for further information before making a decision. Pet owners should be treated fairly, but landlords should still protect the property, their buy to let mortgage conditions and any insurance obligations.
This is important because a landlord’s reason for refusal should relate to the property, the pet, the tenancy or a genuine practical issue. For example, it may be reasonable to refuse a large dog in a very small flat, a pet that is illegal to own, or a pet that would breach the head lease of a leasehold property. The NRLA also notes that another occupier’s allergy, property size, multiple pets or freeholder restrictions may all be relevant considerations.
By contrast, refusing simply because the landlord “doesn’t like pets”, had a bad experience with a previous tenant, or has a general fear that damage might happen may be much harder to defend. A stronger approach is to consider the request, review tenancy agreements, check pet clauses, look at insurance cover and record the reasons for the final decision.
A reasonable refusal should be specific, evidenced and proportionate. Landlords should consider:
The decision should not be emotional or automatic. It should be based on whether that particular pet is suitable for that particular property. Landlords should also consider whether insurance covering pets, accidental damage, loss of rent or legal expenses is already included, or whether an additional policy is needed before consent is granted.
A written pet policy gives landlords a structured way to deal with requests. Instead of making decisions informally or inconsistently, the landlord can point to a clear process. This is especially useful for professional landlords, portfolio landlords and anyone arranging multi property landlord insurance across several homes.
Requests should ideally be made in writing and include details of the animal, such as species, breed, size, age, temperament, training and whether the pet has lived in rented accommodation before. Pet owners should also confirm whether the animal has caused accidental damage in the past and whether they have any evidence from a previous landlord.
This could include previous landlord references, vaccination records, microchip details, pet insurance details, evidence of training, or confirmation that the tenant will arrange professional cleaning where appropriate. Landlords may also ask how the tenant will manage fleas, odours, garden mess and soft furnishings, and whether the tenant can continue to pay their rent if additional pet-related costs arise.
The policy should make clear that each request will be considered individually, taking into account the pet, the property, neighbouring occupiers and any legal or leasehold restrictions. The landlord should also review the buy to let mortgage terms, any buildings insurance policy, any contents insurance policy, and any insurance covering public liability or accidental damage.
Conditions might include keeping the pet under control, preventing nuisance, repairing damage, cleaning carpets and soft furnishings, treating for fleas, and not keeping additional pets without further written consent. Clear pet clauses can be added to tenancy agreements so both parties understand what is allowed and what may happen if the tenant breaks the rules.
The policy should set out examples of reasonable refusal, such as unsuitable property size, safety concerns, lease restrictions, excessive number of pets, or likely disturbance to other residents. It should also explain that consent can be reviewed if the animal causes repeated nuisance, serious damage, arrears, or behaviour that affects neighbours.
A fair policy is not only about protecting landlords. It also helps responsible tenants understand what is expected from the start. Many pet owners are long-term, settled renters who are willing to look after a property carefully because pet-friendly homes are harder to find.
The NRLA notes that pet-friendly landlords may benefit from happier tenants, longer tenancies, reduced void periods and lower marketing costs. That can reduce loss of rent risk between tenancies, but landlords still need to think about rent arrears, whether tenants can pay their rent, and whether rent guarantee insurance covers the situation if financial problems arise.
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Before agreeing to a pet, landlords should check whether their buildings insurance, contents insurance or building and contents policy includes pet-related exclusions. Some policies may not respond to accidental damage caused by animals, while others may only provide protection if specific conditions are met.
Landlords with more than one let property should also consider whether multi property landlord insurance gives consistent protection across the portfolio. Multi property landlord insurance can help landlords keep policy wording, renewal date reminders and levels of cover organised, particularly where different properties have different pet risks.
A landlord should also think about loss of rent protection. For example, serious pet damage could make a property temporarily unlettable, and loss of rent cover may help depending on the terms of the policy. Where rent arrears are the concern, rent guarantee insurance covers a different risk, so landlords should not assume that the policy covers damage, cleaning or pest treatment.
It is also worth checking whether insurance covering legal expenses is included. If a dispute develops, a landlord may need advice on unpaid rent, nuisance, breach of contract or possession of the property. Insurance covering legal support can be valuable, but the policy wording and renewal date should always be checked carefully.
Many landlords arrange building and contents cover once. Then they forget about it.
Pet requests are a good reason to review the policy. This should be done before the next renewal date.
Contents insurance may only cover limited items. Buildings insurance may also exclude some types of accidental damage. If so, the landlord may need to update their protection.
A landlord with a buy to let mortgage should check the lender’s rules. The tenancy, permitted occupiers and pet arrangements should not create problems.
The buy to let mortgage terms may not mention pets directly. But landlords should still keep the property properly insured and managed.
For portfolio owners, multi property landlord insurance may be simpler than separate policies. This can help where policy tracking is difficult.
Multi property landlord insurance may also make comparisons easier. Landlords can compare buildings insurance, contents insurance, building and contents options and loss of rent protection across several homes.
Where pets are allowed, landlords should use a detailed inventory. It should include dated photographs. This is important if there is a later dispute. The dispute may involve scratches, stained carpets, odours, garden damage, fleas, pest treatment or other damage.
The tenancy deposit can still be used for proven damage. But landlords need strong evidence. They should show the property’s condition at the start and end of the tenancy. A vague inventory makes it harder to recover costs.
Good records also help if pet owners dispute deductions. They may also support a claim involving contents insurance, building and contents cover, or multi property landlord insurance.
The same evidence can help if a tenancy breaks down. A tenant may fail to pay their rent. They may leave unpaid rent, cause nuisance or refuse access for repairs. In these cases, the landlord needs a clear paper trail.
Rent guarantee insurance covers arrears only when the policy conditions are met. Landlords should follow the correct process from the start.
Pets are not usually the cause of rent arrears. But landlords should still consider the wider tenancy risk.
If a tenant cannot pay their rent, the landlord may face unpaid rent. They may also face legal costs and delays. It may take time to recover possession of the property.
The situation can become more stressful if the property needs cleaning. It may also need pest treatment or repairs before it can be re-let.
Rent guarantee insurance covers may help with arrears. This depends on the policy terms. Some policies also include legal expenses.
Landlords should check when rent guarantee insurance covers apply. They should also check what evidence is needed. They should look for exclusions linked to tenancy terms, referencing or notice procedures.
If matters escalate, possession of the property may be required. Landlords should take advice before serving notices, especially where unpaid rent, pet-related nuisance or breach of consent terms are involved. Any possession claim should always be pursued lawfully and with proper evidence.
When consent is granted, landlords should put the conditions in writing. This can be done through written consent, updated tenancy agreements or separate pet clauses. The wording should be clear enough for tenants to understand and practical enough for landlords to enforce.
Useful conditions may require pet owners to keep the animal under control. They should clean up after it and prevent noise nuisance. They should also repair any damage, treat fleas and arrange professional cleaning if needed. The agreement should also say that tenants cannot keep extra animals without written permission.
The agreement can make the tenant’s responsibilities clear. They remain responsible for damage. They must also continue to pay their rent in full and on time.
Landlords should keep copies of all correspondence, references, inspection notes and photographs. This should be done before the renewal date and throughout the tenancy. These records may support insurance claims, deposit deductions or discussions with an insurer. They may also help if the landlord needs possession of the property.
The law is moving away from blanket bans and towards fair, reasoned decision-making. Landlords do not have to accept every pet, but they do need to show that they considered the request properly.
A clear pet policy helps landlords:
For pet owners, the same clarity is helpful. For landlords, the safest approach is not simply “yes pets” or “no pets”. It is: clear policy, fair assessment, written consent, sensible conditions and strong evidence. It is also sensible to review portfolio landlord insurance, rent-loss options, rent guarantee protection, renewal reminders and the ability of tenants to meet rent before problems arise.
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