Renting with Pets: What Landlords Need to Know Under the Renters’ Rights Bill

As demand for pet-friendly rentals continues to grow, recent updates in legislation mean landlords may soon need to change how they approach pets in their properties. At Nock Deighton, we’re here to help you understand what’s changing and what your rights and responsibilities will be moving forward.

Why Pets Are Becoming a Bigger Part of Renting

More than half of UK tenants either already own a pet or would like to...if only their rental agreement allowed for it. Yet, despite this strong interest, only a small portion of listings welcome animals. Understandably, many landlords have concerns about wear and tear, allergies, or the potential impact on future tenants.

However, the upcoming Renters’ Rights Bill is designed to make things clearer and more balanced for both sides.

What’s Changing for Landlords?

Here are the key points from the proposed Bill:

• No outright pet bans – Tenants will be legally allowed to request permission to keep a pet.

• Landlords must fairly consider each request – Refusals must be based on valid reasons.

• Right to appeal – If a tenant feels a decision was unfair, they’ll be able to challenge it.

• Pet damage protection – Landlords can request tenants take out insurance to cover pet-related damage. If the landlord arranges this insurance, the cost can be passed to the tenant (within reason).

When Can a Landlord Say No?

The specific reasons landlords can use to refuse tenants with pets still remain unclear, and the Government needs to offer clearer guidance on this issue. However, here are a few examples of why a landlord might refuse pets:

1. Leasehold Restrictions
   If the superior landlord or freeholder includes a no-pets clause, the landlord must follow it.

1. Health Issues
   If the landlord or residents within the same building have serious allergies that would be affected by the pet.

1. Hygiene or Safety Concerns
   If the pet lacks up-to-date vaccinations or presents a risk of infestation (e.g., fleas or ticks).

1. Unsuitable Environment
   If the property isn’t appropriate for the type of pet—for example, large dogs in small flats with no garden.

If a tenant disagrees with a refusal, they’ll have the right to raise the issue with the Private Rented Sector Ombudsman.

Protecting Your Property

Pet damage is a common worry—but the Bill gives landlords more options to manage that risk. Requiring pet damage insurance means any repairs from scratches, chewing, or accidents should be covered.

Landlords can still rely on the tenancy deposit for additional coverage but can't claim for the same damage from both sources. In rare cases where insurance and the deposit don't fully cover the costs, legal action remains an option.

What If a Tenant Brings a Pet Without Permission?

If a tenant introduces a pet without approval—and there's a valid reason for not allowing pets—landlords can take action for contract breach or may seek resolution via the Ombudsman.

Helping Landlords See the Upside

While some landlords remain cautious, allowing pets could be a smart move. Here’s why:

• Increased demand – Pet-friendly homes attract more interest.

• Longer tenancies – Pet owners tend to stay put, reducing void periods.

• Better relationships – Happy tenants often means fewer disputes.

A Guide to Managing Pet Requests

From the information provided to date, when a tenant submits a request to keep a pet, here’s what landlords should do:

1. Request in Writing
   Tenants must submit a clear request, including details about the pet.

1. Reply Within 28 Days
   Landlords need to respond in writing within four weeks—either approving or rejecting the request. If more info is needed (like breed, insurance, or vaccinations), that should be asked for within the same timeframe.

1. Deadline Extensions
   If more details are provided later, landlords can extend their response by an extra 7 days.

1. Superior Landlord Consent
   If permission is needed from a superior landlord, this should be requested within the initial 28 days. The final decision to the tenant can then wait up to 7 days after the superior landlord responds.

A Quick Reminder: Tenants need permission for any pet that will be living in the home—whether it’s their own or a frequent guest.

What This Means for Landlords Now

With the new rules expected to come into effect between October and December 2025, there’s time to get ready. At Nock Deighton, we’re already preparing to guide our landlords through the changes so they can make informed decisions.

Want to stay ahead? Get in touch with our team today and let’s talk about how we can support you in navigating this new chapter in lettings.