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Written by Ruban Selvanayagam
Ruban Selvanayagam
Ruban Selvanayagam is a professional cash homebuyer, private rented sector landlord, auction specialist, blogger and media commentator.
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Edited by James Durr
James Durr
James Durr is a passionate property entrepreneur with a strong foundation and background in business.
More than half of all UK households have pets. But despite how common they are, renting with pets can be challenging due to the number of landlords that say they don’t allow for domestic animals
If you’re in the frustrating situation of looking for a rental property that will let your pet live with you, you may wonder if landlords can refuse pets legally or if you have the right to dispute this request.
The short answer is that no, the law prohibits landlords from banning pets in a tenancy agreement.
You can request your pet to stay with you and upcoming laws may change renting with pets for the better.
Property Solvers Auctions (and landlord / sales experts) take a look at it in more detail…
Can Landlords Place a Blanket Ban on Pets?
Currently, private landlords have certain rights to prohibit pets from rental properties.
If you want to have your furry friend with you in a rental property, you need the landlord’s written permission – you can’t just assume pets are allowed.
Only a tiny percentage of UK rented properties are advertised as pet-friendly. However, many landlords will consider allowing a pet in certain circumstances if you make a special request – more on how to do this shortly…
Reasons Landlords Can Refuse Pets
It might seem mean-spirited when a landlord refuses pets. But, often, there are valid reasons behind this decision.
Landlords may refuse pets due to the following.
Pet Damage
While many pet owners like to believe they have well-behaved pets that wouldn’t damage a property, this doesn’t necessarily match up with reality.
The truth is that more than 85% of landlords have experienced damage to their properties due to pets – and worse, many of them had to face the extra cost themselves.
Complaints from Neighbours
Pet ownership doesn’t just affect the pet’s owner and the landlord – it can also have knock-on effects for neighbours.
For instance, many dogs bark loudly at anyone passing by the house (resulting in noise), and many cats freely wander into other people’s gardens.
This can cause a nuisance for neighbours who aren’t pet lovers themselves. This is especially true if they have young children and feel the pets are creating an unsafe environment or if the pets are creating a mess that the owners aren’t cleaning up.
Insurance Costs
Since pets are statistically likely to cause damage to a property, they also increase insurance costs for landlords.
Plus, it’s not always possible for landlords to claim back the damage caused by pets through their house insurance, so they have to dig into their own pockets.
Pest Infestation
Where pets are, pests like fleas and ticks often follow. This leaves landlords with the hassle of disinfecting the house, and possibly having to throw away infested items.
Leaseholds
The landlord doesn’t always get the last word. In the case of leasehold properties, the freeholder might be the one who isn’t allowing your landlord to have pets in the house.
What to Do if a Landlord Refuses Pets
While renters can’t force their landlords to accept pets in a rented property, there’s always the option of making a written pet request.
In some cases, a landlord may offer to allow pets in return for an increased deposit – but the deposit cannot exceed the deposit cap set by the Tenant Fees Act (five weeks’ worth of rent). In practice, this means that landlords have limited options to protect themselves.
The UK government is considering requiring tenants with pets to purchase pet damage insurance instead.
A landlord may also ask you to agree to cover any future damages the property undergoes due to your pet.
Another option is to take the case to court, though the cost may not be worth it for most people.
Model Tenancy Agreement
If you’re a responsible pet owner, you may benefit from the Model Tenancy Agreement (MTA), which outlines a recommended contract for renters with well-behaved animals, saying that a landlord’s consent for pets should be the default position.
The landlord can still refuse consent and is not obligated to allow pets in rented properties. However, after the tenant makes a request, the tenant has to respond within 28 days and give a good reason why pets aren’t allowed.
The Renters Reform Bill
The picture might look bleak, but it’s not all bad news for pet owners. In May 2023, the UK parliament introduced the Renters (Reform) Bill to help “bring in a better deal for renters.” This includes rules that will make it easier for renters to find a house that accepts pets.
The bill is also planning to give pet owners the chance to obtain a certificate to prove they’re responsible owners, which will require:
- Microchips
- Vaccinations
- De-worming and de-fleeing
- Pets that can respond to commands
It’s currently still in the Report Stage at the House of Commons, meaning that MPs in the House will debate the bill.
It still has many more phases to go through before it becomes law, but it shows that things are moving in a positive direction.
Policies for Pet Owners
If the bill goes through, it will result in the following rules:
- Tenants will be able to ask permission to have a pet at the property
- Landlords can’t have a blanket ban on pets and must consider these requests
- Landlords can’t deny requests unreasonably and tenants can challenge their decision
- The landlord must decide whether to accept or deny the request within 42 days (this can be extended if further information is requested)
- Tenants must tell a landlord or letting agent in writing that they have pet insurance or are willing to cover the costs of pet damage to cover their landlords’ insurance (to a reasonable degree)
- A Private Rented Sector Ombudsman will be established to offer resolutions between landlords and tenants (including those regarding pets)
The definition of whether or not it is “reasonable” for a landlord to deny a tenant the ability to keep a pet in their rented property will depend on the factors outlined earlier in this article. Also, a landlord may be able to deny it if the property is too small or someone else living in the property is allergic to pets.
Managing Your Tenancy as a Pet Owner
When you’re renting with pets, finding pet-friendly properties isn’t the only thing to be aware of. Even if your landlord initially allows you to keep your pet, they may change their mind if they experience problems resulting from your animal.
Always clean up promptly after your pet and do your best to keep it quiet – especially at night or early in the morning.
If the pet causes damage to the property, let your landlord know as soon as possible to avoid later disputes and higher charges. Honesty is often the best policy!
Final Words
The struggle to find a pet-friendly rental can be disheartening, but ultimately, it’s the landlord’s decision.
Fortunately, times are changing with the dawn of the Renters (Reform) Bill, and owners who are prepared to do their part to cover costs and be responsible pet owners could reap the rewards.
As landlords ourselves, it’s worth noting that the industry has come under great strain in recent years (as a result of legislation such as Section 24). The result is that many have decided to sell up their rented properties or increase rents to cover their rising costs.
Whilst most tenants with pets are respectful, those that leave properties in a bad condition simply put more landlords off.