The new pet rules introduced through the Renters’ Rights Act represent one of the most significant changes for landlords in England. While many landlords have successfully accommodated pets for years, the legislation creates a clearer framework around how pet requests must be handled.
Understanding the new requirements will be important for landlords looking to remain compliant and avoid disputes with tenants.
The new pet rules in a nutshell
Under the new pet rules, tenants have the right to request permission to keep a pet in a rental property. Landlords can only refuse that request if they have a reasonable justification for doing so.
The aim is to make renting with pets easier while still allowing landlords to protect their properties where genuine concerns exist.
How the new pet rules work
Tenants must request written permission for each pet they wish to keep. Bringing a pet into a property without permission could still amount to a breach of the tenancy agreement.
The request should include details such as:
- The type of pet
- Its size
- Its likely space requirements
Landlords must provide a written response within 28 days.
If permission is granted, that consent remains in place for the duration of the tenancy and cannot later be withdrawn. If permission is refused, landlords must explain their reasons clearly and in writing.
When can landlords refuse a pet request?
One of the challenges surrounding the new legislation is that the definition of a “reasonable refusal” is not always clear.
The legislation specifically recognises situations where a property is unsuitable for the type or number of pets requested. For example, a request to keep two large dogs in a small studio flat may be considered unreasonable.
Other situations where refusal may be justified include:
- Another resident has a severe allergy to the animal
- A leasehold agreement prohibits pets
- A superior landlord or freeholder refuses permission
However, landlords cannot refuse a request simply because:
- They do not like pets
- They are concerned about potential damage
- They believe pets may make the property harder to let in future
If a tenant believes a refusal is unreasonable, they may be able to challenge the decision. In future, complaints may also be referred to the Private Rented Sector Landlord Ombudsman once the scheme becomes operational.
What the new pet rules mean for landlords
For many landlords, the practical impact may be smaller than expected.
A growing number of tenants own pets, and pet-friendly properties are often in high demand. Many landlords find that responsible pet owners become long-term tenants who look after their homes well.
Importantly:
- Landlords cannot charge a pet fee
- Landlords cannot increase deposits specifically because a tenant has a pet
- Landlords cannot require tenants to purchase pet insurance
However, landlords can:
- Encourage tenants to obtain suitable insurance
- Arrange their own insurance cover where appropriate
- Recover the cost of genuine pet-related damage through the usual deposit process
Why record-keeping matters
One area of concern is the lack of detailed guidance around what constitutes a reasonable refusal.
As with many legislative changes, greater clarity is likely to emerge through tribunal decisions, court rulings and Ombudsman guidance over time.
Until then, landlords should follow the pet rules carefully, maintain clear written records and document all communications relating to pet requests.
Keeping a thorough paper trail can help demonstrate that decisions have been made fairly, consistently and in line with the legislation.
Seeking professional advice
The new pet rules are designed to balance the interests of landlords and tenants, but there will inevitably be situations that fall into grey areas.
If you’re unsure how the legislation applies to your property, seeking professional advice can help you avoid unnecessary disputes and ensure you remain compliant.
As local lettings specialists, we’re here to help landlords navigate legislative changes and manage their properties with confidence.
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