Pets in Rental Property: UK Landlord Rights and Rules

Current rules on pets in rentals

Under current rules, landlords can include a "no pets" clause in tenancy agreements and refuse tenants with pets. There's no legal requirement to allow pets.

The model tenancy agreement introduced in 2021 encourages landlords to allow pets where reasonable, but it's not legally binding. Many landlords still operate blanket bans, which has led to legislative change.

What changes under Renters' Rights Act 2025?

The Renters' Rights Act 2025 introduces a right for tenants to request pets. Landlords must respond within 42 days and can only refuse with a valid reason.

Key changes include:

• Right to request - Tenants can formally request permission to keep a pet
• 42-day response - Landlords must respond within 42 days or consent is deemed given
• Valid reasons only - Refusals must be based on reasonable grounds
• Insurance requirement - Landlords can require pet damage insurance
• No blanket bans - Generic "no pets" policies become unenforceable

Can I charge extra for pets?

You cannot charge higher rent specifically for pets, but you CAN require tenants to have pet damage insurance. This protects you without breaching the Tenant Fees Act 2019.

The insurance approach is the recommended method - it covers potential damage without you having to increase the deposit or rent, which could be challenged.

Pet deposits - rules and limits

Any pet deposit is part of the overall 5-week deposit cap. You cannot take an additional deposit on top of the maximum allowed.

This is why pet insurance is the better option - it provides protection beyond the deposit cap.

Pet insurance requirements

Under the RRA, landlords can require tenants to obtain pet damage insurance as a condition of consent. This is separate from the tenant's contents insurance.

When requiring pet insurance:

• Specify minimum cover amount (e.g., £1,000-£2,000)
• Require proof of active policy
• Include requirement in tenancy agreement
• Request annual renewal confirmation

Pet damage - who pays?

Tenants are responsible for pet damage beyond fair wear and tear. This can be claimed from the deposit, pet insurance, or pursued through the courts.

Document the property condition at check-in with photos and a detailed inventory. This evidence is essential for any deposit dispute involving pet damage.

What if tenant gets pet without permission?

If your tenancy agreement prohibits pets and the tenant gets one anyway, this is a breach of contract. You can serve notice under Section 8, Ground 12 (breach of tenancy terms).

However, consider the practical approach:

1. Document the breach in writing
2. Offer to formalise the arrangement with insurance requirement
3. If they refuse to comply, proceed with formal action

Many landlords find it easier to regularise the situation than pursue eviction for a pet breach alone.

Pet clauses for tenancy agreements

Include specific pet clauses rather than blanket bans. Here's example wording you can adapt:

Assistance animals - different rules

Assistance animals are NOT pets under the law. Refusing a tenant with an assistance animal could be disability discrimination under the Equality Act 2010.

This includes:

• Guide dogs for visual impairment
• Hearing dogs for deaf or hard of hearing
• Assistance dogs trained to help with physical disabilities
• Psychiatric assistance dogs for mental health conditions

You cannot refuse these, require additional deposit, or ask for pet insurance for assistance animals. Always check if an animal is a pet or assistance animal before applying any restrictions.