Legal help, services and support for private residential landlords
Letting to Tenants with Pets
The majority of pet owners are law-abiding people who look after their pets responsibly"
Introduction
Tenants’ rights to keep a pet – the law
Understanding the new rules:
The most popular types of pet
General laws on pets
Some other general points on pets.s
Risk reduction tips for landlords
Checking prospective tenants with pets
Using the Landlord Law Pets Agreement and Information Form
Conclusion
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This article is for landlords. If you are a tenant or other renter, we suggest you read this article on the Renters Guide website.
Introduction
They say that almost half the population in Britain has a pet of some sort. Most landlords and letting agents, though, would prefer to routinely prohibit pets in their properties.
However, after the coming into force of the first stage of the Renters Rights Act 2025, this will no longer be an option.
In this long article, we will consider all aspects of keeping pets in rented property, which should help you if you are faced with tenants who want to keep a pet which you are worried could be unsuitable.
Let’s first take a look at the new rules:
Tenants’ rights to keep a pet – the law
The Renters Rights Act adds new sections 16A and 16B to the Housing Act 1988. These provides as follows (click on the title to read the legislation section):
(1) It is an implied term of every assured tenancy to which this section applies that—(a) a tenant may keep a pet at the dwelling-house if the tenant asks to do so in accordance with this section and the landlord consents;
(b) such consent is not to be unreasonably refused by the landlord;
(c) the landlord is to give or refuse consent in writing on or before the 28th day after the date of the request, except as provided by subsections (2) to (5).
(2) Where the landlord reasonably requests further information from the tenant about the pet on or before the 28th day after the date of the tenant’s request—
(a) if the tenant provides that information, the landlord may delay giving or refusing consent until the 7th day after the date on which the tenant provides any further information that the landlord requests;
(b) if the tenant does not provide that information, the landlord is not required to give or refuse consent.
(3) Where—
(a) the keeping of the pet at the dwelling-house would require the landlord to obtain the consent of a superior landlord under the terms of a superior tenancy, and
(b) the landlord seeks the consent of the superior landlord on or before the 28th day after the date of the tenant’s request,
the landlord may delay giving or refusing consent until the 7th day after the date on which the landlord receives consent or refusal from the superior landlord.
(4) Where the landlord and the tenant agree that the landlord may delay giving or refusing consent, the landlord may delay until whatever date is agreed between the landlord and the tenant.
(5) Where more than one of subsections (2) to (4) apply, the landlord may delay until the latest date to which the landlord may delay giving or refusing consent under any of the subsections.
(6) This section applies to every assured tenancy other than a tenancy of social housing, within the meaning of Part 2 of the Housing and Regeneration Act 2008
(1) For the purposes of section 16A, a tenant keeps a pet at a dwelling-house if the tenant permits the pet to live at the dwelling-house (whether or not the tenant is the owner of the pet).
(2) Section 16A does not limit the terms that may be agreed in relation to the presence at the dwelling-house of pets which do not live there.
(3) The tenant’s request under section 16A must—
(a) be in writing;
(b) include a description of the pet for which consent is sought.
(4) The circumstances in which it is reasonable for a landlord to refuse consent include those in which—
(a) the pet being kept at the dwelling-house would cause the landlord to be in breach of an agreement with a superior landlord;
(b) an agreement between the landlord and a superior landlord prohibits the keeping of a pet at the dwelling-house without consent of the superior landlord, and the landlord has taken reasonable steps to obtain that consent but the superior landlord has not given it.
(5) In proceedings in which a tenant alleges that the landlord has breached the implied term created by section 16A, the court may order specific performance of the obligation.”
(2) In section 45(1) of the 1988 Act, in the appropriate place insert—
““pet” means an animal kept by a person mainly for—
(a) personal interest,
(b) companionship,
(c) ornamental purposes, or
(d) any combination of paragraphs (a) to (c);”
That is the law. So what does it mean?
Understanding the new rules:
The animals it applies to
The legislation makes it clear that tenants cannot get around the rules by saying ‘I don’t own that animal’. (“16B(1) … whether or not the tenant is the owner of the pet“).
So tenants must get permission for
- Their own pets who they want to keep at the property, and
- Any pets they may be looking after for someone else (maybe a friend who has gone on holiday), or
- Pets belonging to a ‘permitted occupier’ at the property who is not a tenant.
What is a pet?
The Renters Rights Act also provides a definition of a pet to go into the Housing Act – see this in the final section (2) in the legislation set out above.
We will have to see how this works out in case law. For example, could a tenant request permission to keep an elephant as a pet for ‘ornamental purposes’?
It is more likely that ‘ornamental purposes’ means fishtanks.
Perhaps more seriously, the section does not refer to working animals, such as sniffer dogs, regimental goats, therapy animals and the like. What rules will apply if a tenant wants to keep on of these on the premises?
Assistance dogs are covered by the Equality Act, but we will have to wait and see if there are any cases on other working animals.
See the FAQ here on emotional support animals.
Tenants must apply in writing
This means tenants do not have an absolute right to move pets into their property. They have to get permission first.
The application must be in writing and give a description of the pet.
Landlords must respond to this request within 28 days (save as discussed below about when an extension to the time is permitted). If landlords fail to respond within the time limit, they will have lost their chance to object.
This means that
Landlords must monitor contacts from tenants carefully.
For example if they go away on holiday for five weeks and the tenants application comes in during the first week – the landlord will have lost the chance to object by the time they come back.
When there is an extension to the 28 days
There are a number of circumstances when landlords get a bit more time:
- Landlords can, if they wish, ask for more information about the animal. (16A(2)). If the tenants don’t provide it, then the landlord does not have to respond, and the tenant cannot keep the pet. If the tenants respond, the landlord gets an extra 7 days (if the response is outside the 28 day period) from the date the tenant responds
- Landlords may need to get permission from a superior landlord. (16A(3)). For example, if the property is leasehold and their lease requires this. If the landlord applies for consent within the 28 dys, they can delay responding to the tenant until 7 days after the response is received.
- The landlord and tenant can also agree on a longer period of time. (16A(4)). In this case, landlords should be sure to keep written proof of this agreement.
When can landlords refuse permission?
At the time of writing, there are two sources of information:
- The legislation and
- The government guidance
The legislation
The legislation first says that consent should not be ‘unreasonably refused’ by the landlord. It goes on to say
- Where keeping the pet would cause the landlord to be in breach of their own lease, or
- Where the landlord’s lease says the landlord must get consent and the landlord has “taken reasonable steps to obtain that consent by the superiod landlord has not given it“
This is fair. If the landlord’s lease forbids pets, and pets are kept at the property, then the landlord will be at risk, ultimately, of having his lease forfeited (i.e., ended).
So if tenants keep pets at the property without permission in these circumstances, the landlord would almost certainly succeed in a claim for
- An injunction ordering the tenant to cease keeping the pet, or even
- A possession order.
In conclusion, if the landlords own lease probits pets, not only can the landlord refuse permission, he must refuse permission, or he will himself be in breach of his own lease.
The government guidance
The government guidance can be found here.
At the time of writing, this is fairly short and only really confirms the following four ‘reasonable reasons’.
- another tenant has an allergy
- the property is too small for a large pet or several pets
- the pet is illegal to own
- if you’re a leaseholder, and your freeholder does not allow pets
However, the guidance is interesting in the reasons it gives as NOT being reasonable. These are (at the time of writing) that the landlord
- does not like pets
- has had issues with tenants who had pets in the past
- has had previous tenants with pets who damaged the property
- has general concerns about potential damage in the future
- thinks a pet might affect future rentals
- knows the tenant needs an assistance animal, such as a guide dog
Meaning that it is all about the pet and the property, and what is suitable. What the landlord feels about it is irrelevant.
Note that there are also government codes of practice, which are discussed below, which may be useful in deciding whether your property is appropriate for a particular pet.
If you are not sure, you could also seek guidance from an animal welfare organisation such as the RSPCA – if they advise against allowing an animal, see if you can get this guidance in writing.
Can the landlord limit permission?
Although this is not specifically referenced in the published material, the answer is almost certainly ‘yes’. So
- Permission to keep a cat can be limited to a specific cat (ideally identified in the paperwork) and will not allow the tenant to keep unlimited cats!
- Permission to keep a 10 year old small dog does not mean that the tenant can then bring in a large puppy or young dog!
As we discuss later in this article, landlords permission should be tied to the specific pet which permission is granted for.
If the landlord refuses permission
You must respond to the tenant in writing, within the time limit, explaining why you are refusing permission.
If the tenant considers that the refusal is unreasonable, they can do the following:
- Complain to you about it. If they do, you should seriously reconsider, and if you decide to maintain your refusal, give detailed reasons why
- Complain to the Landlord’s Ombudsman. At the time of writing this is not set up yet, but it is expected to come on board between late 2026 and 2028. Once the Ombudsmans is set up, this is likley to form a significant part of their work. No doubt they will publish their decisions which will be a useful reference for landlords.
- Apply to the court. (16B(5)). The legislation says that if it thinks you have ‘breached the implied term’ (ie to allow pets if reasonable) then it can order ‘specific performance’. This is one of the courts ‘equitable remedies’, which is discussed in the article here and also in our Trust and Equity Legal basics course.
Consider having an application for a pet procedure
It may be helpful all round if you provide tenants with a formal procedure (perhaps set out in or referred to in their tenancy agreement) for them to follow if they wish to apply to keep a pet.
This can set out the time limits and provide a form for them to complete which will give you sufficient information to assess whether you are willing to give permission or not.
Landlord Law members will find a procedure they can use here.
Things we don’t know yet
Many questions are being asked by landlords and tenants. For example:
- What if it is the landlord who is allergic rather than the tenant?
- What feataures in a property will make it unsuitable so permission can be reasonably refused
- If the pet dies will the tenant have to apply again for a replacement pet (the answer to this is probably ‘yes’)
And so on.
We will have to wait and see what decisions are made in the courts and (when launched) by the Ombudsman in due course.
Lets now take a look at the different types of pet you may be asked about.
The most popular types of pet
This is not an exclusive list but most common types of pet you are likely to be asked about are as follows:
Dogs
Dogs are the most popular pet in the UK and are also the most common type of pet objected to by landlords. A dog can do a lot of damage to a property, and excessive barking is very annoying to neighbours. However, where there is a responsible owner and the dog is cared for properly this is not likely to happen.
One of the main things to avoid is dogs being left alone at the property for long periods. It is then that they are most likely bark and cause damage.
Before taking in a tenant with a pet dog, you need to find out whether this is likely to happen. The Dogs Trust recommends that dogs are not left alone for more than four hours at a time, so this has been included as a term in the Landlord Law pet agreement form.
Note that if neighbours complain about excessive barking, you should insist that your tenant deal with this. They will probably be unaware of it as the barking will be done while they are out, generally because the dog is bored or frustrated or generally unhappy about being left alone.
If they are unable to resolve the problem themselves, you should insist that they contact a veterinary surgeon, dog behaviourist or animal welfare organisation for advice. If you often let to tenants with dogs, you could even compile a list of suitable local organisations they could speak to.
Provided their owners give them sufficient exercise, there is no reason why dogs should not be kept in flats or houses without gardens. However, each case must be assessed individually. For example, large dogs in small flats may not be appropriate and older dogs with mobility problems should not be kept in upper story flats with no lifts.
All dogs should be toilet trained as puppies so there should be no problem with fouling inside the property. Dogs will normally toilet in the garden or during walks, and it is the responsibility of the dog owner to clear up after them.
Dogs should be vaccinated annually against canine distemper, infectious hepatitis, leptospirosis, parvovirus, parainfluenza and kennel cough. The Landlord Law pets agreement provides for tenants to obtain a vet’s certificate after vaccinations and to provide a copy to you on request.
There is quite a lot of law on dogs – for more information on this, see the very helpful fact sheet from the Dogs Trust which you can download (together with many other useful pdfs) from here.
Assistance dogs.
Finally in the dogs’ section, note that assistance dogs, such as guide dogs for the blind, hearing dogs for deaf people, and dogs for disabled people, must be permitted by law in your property.
The disability legislation prohibits anyone renting or selling a property from discriminating against a disabled person, and this includes discriminating against a person with an assistance dog.
Cats
Cats are also extremely popular pets. However they are far less trouble than dogs, and it is often acceptable for them to be left behind when their owners go on holiday, provided there is a neighbour willing to feed them.
They are independent animals and generally spend a lot of time roaming around outside. However this does not mean that they cannot be kept in flats. It depends on the cat. Some cats are also better kept inside, for example, if they are old or ill.
You may also be worried about cats killing local birds and indeed they can do a lot of damage to local wildlife.
Cats should be given a litter tray, otherwise, they are likely to infuriate neighbours by digging up their gardens (and often their most prized plants). If a scratching post and toys are provided they are less likely to scratch furniture and carpets. If you know that your tenants will be keeping a cat, you might want to provide one.
Cats can be vaccinated annually against feline infectious enteritis, cat flu, feline leukaemia virus, and feline chlamydiosis. However many cats do live long and healthy lives with no visits whatsoever to the vet other than for spaying.
The Landlord Law pets agreement requires cats to wear a ‘snap apart’ collar to enable them to be identified, and to be microchipped.
Birds
Budgerigars are the most popular pet birds in the UK, however, there are many other birds which can be kept, ranging from small finches to large parrots.
Birds are intelligent animals and need stimulation, for example with mirrors and toys. They are also sociable and should not be kept alone unless their owner is with them for most of the day to keep them company.
They should also be allowed time to fly and stretch their wings once a day, although under supervision. It is illegal to keep a bird in a cage in which it cannot fully stretch its wings in every direction.
Be aware that some birds, for example parrots, can be very noisy.
Fish
Fish rarely cause problems and therefore are often accepted by landlords who would not agree to other types of pet.
Some aquariums can be very large so, if so, you will need to ensure that your tenant has a suitable stand to put it on and that it is sited appropriately.
The ‘pet details’ of the Landlord Law pet agreement are not really designed for fish, so you will have to complete them as best you can. It will not normally be appropriate to list every fish (particularly as they often do not live very long).
Perhaps just indicate the approximate number and breed of fish and the size of the aquarium. Alternatively, you could consider having a side letter confirming your permission. However, you should still make sure you take the name and address of someone who will look after the fish in case of emergency.
Small furry animals
This includes hamsters, gerbils, and pet rats. They will be particularly popular with tenants with children.
They will need a cage or other suitable housing system, which must be large enough for the size and number of pets kept. They will need toys, chews, digging and nesting material, and (unless their enclosure is very large) supervised exercise outside their cage, as a wheel or ball alone is not sufficient.
Rabbits
These can be kept either indoors or outdoors provided they have suitable hutches. They are sociable animals and should be kept in pairs or more. However, as they are ferocious breeders (and sometimes fighters) it is probably best to have them neutered.
Outdoor rabbits should be provided with a suitable run for exercise, and indoor rabbits should also be allowed sufficient exercise, as well as toys, chews etc.
Indoor rabbits can be trained to use a litter tray. However be warned that they are great chewers, so tenants should be told to keep them away from the TV and other wires and cables if allowed to run around inside.
Rabbits can be vaccinated annually against myxomatosis and viral hemorrhagic disease.
Guinea Pigs
These should generally be kept outside in a cage and run. They are not normally very interested in toys but will enjoy having lots of space to run around in and boxes and tubes to explore and hide in.
Exercise outside the cage should be under supervision. They are best kept in pairs or small groups of their own kind. They should not be kept with rabbits as rabbits have powerful hind legs which can cause them injury.
Exotic pets
These include things like tortoises, lizards, spiders and snakes.
Like all animals, these need adequate space to live and grow in, as well as a suitable natural environment. Some, such as snakes and iguanas grow very big.
You need to be careful about allowing a tenant to keep these pets as they often require specialist care. Make sure that your tenants know and understand the needs of these pets, and question them carefully about them before making up your mind.
Birds are intelligent animals and need stimulation, for example with mirrors and toys. They are also sociable and should not be kept alone unless their owner is with them for most of the day to keep them company.
General laws on pets
The Animal Welfare Act 2006.
This places a duty of care on all pet owners to provide for their pets basic needs, including adequate food and water, exercise, a suitable place to live and access to veterinary treatment.
Under the Act, an animal does not have to suffer for its owners to be prosecuted for a welfare offence.
Note that it will be the tenant who has the statutory duty of care.
However, landlords can become indirectly involved if poor conditions in the property contribute to welfare failures (e.g. unsafe garden fencing, damp affecting animal health).
The Animal Welfare Act is supported by statutory codes of practice. These provide practical guidance on meeting animal welfare needs and are available online, for example:
The Dangerous Wild Animals Act 1976.
This regulates how wild animals are kept by individuals. Animals which are deemed to be dangerous, include crocodiles, monkeys, and venomous snakes and are listed in a schedule to the act.
To keep them, the tenant will need a license from the local authority. Obtaining a license will usually require inspection and proper insurance.
Note that landlords can face insurance invalidation issues if a tenant keeps a listed animal without obtaining a license. Yet another reason why landlords should conduct regular property inspections.
The Animals Act 1971
Under this act an owner or person responsible for any animal must take care to ensure that it does not cause any injury or damage. The owner can be held liable for any damage caused.
Practical points for landlords are that
- Liability normally rests with the person “keeping” the animal.
- Landlords are generally not liable unless they retain control.
The Dangerous Dogs Act 1991
This makes it illegal to own, breed, sell, gift or exchange the following types of dog (as at the time of writing)
- Pit Bull Terrier
- Japanese Tosa
- Dogo Argentino
- Fila Brasileiro
- XL Bully (added in 2023–2024 regulations)
Points to note are that
- The ban applies to “types”, not just pedigree dogs.
- A crossbreed can be seized if it is judged to be “of type”.
- Enforcement is by police, not local authorities.
- Dogs can be seized even if they have not behaved aggressively.
There is an Index of Exempted Dogs for banned dogs that are allowed under strict conditions (neutered, insured, muzzled in public, etc.). This is not publicly available, but there is limited information here. A dog on this index will have had a Certificate of Exemption issued by a court.
The Dangerous Dogs Act 1991 also makes it a criminal offence for any dog to be dangerously out of control, including in private or communal areas of residential buildings. This is particularly relevant in blocks of flats or HMOs where shared spaces are used.
For example if a tenant’s dog:
- Bites or injures another resident in a shared hallway
- Causes a delivery driver to fear attack
- Lunges aggressively in a shared garden
The tenant (as keeper) commits a criminal offence.
Failing to take action (e.g., enforce tenancy agreement terms) when a dog is known to be aggressive may also be a problem for landlords in extreme cases, although generally it will be the tenant rather than the landlord who will be liable (see our article here on landlord liability for the acts of their tenants).
There may also be problems if tenants claim they cannot use shared areas because of your tenants aggresive dog.
Microchipping regulations
Finally, note that there are compulsory microchipping regulations for dogs and cats, which landlords should require tenants to comply with as a condition of permitting a pet.
Some other general points on pets.
This section looks at other common questions and problems associated with pets in properties.
Neglected or abandoned pets.
If you have reason to believe that the pet in your property has been abandoned, then you should contact an animal welfare organisation.
In England and Wales, this will probably be the RSPCA. The Landlord Law pets agreement specifically provides for this, so your tenant cannot complain!
It is probably worth mentioning here that if you evict a tenant via the County Court bailiffs and an animal is left in the property, it is your responsibility to deal with it, not the bailiffs.
Fleas and worms.
Pets that receive regular treatment rarely get fleas (according to the Dogs Trust guide). If you are concerned, you should ask to see copies of your tenants’ pets treatment records from their vet. The Landlord Law pets agreement provides for you to do this.
If after the tenant has left, you find that the property has been infested, it is probably best to call in a professional pest control company.
Note that the cost of this is something you can deduct from the tenancy deposit, provided your tenancy agreement or amendment form is drafted correctly.
Pet fouling and odours.
If owners have trained their pets properly, and litter trays are provided with the litter changed regularly for pets kept inside, this should not be a problem. The Landlord Law pets agreement provides for tenants to be responsible for this.
You should arrange to inspect the property at least quarterly. If you find that tenants are not looking after the property and are allowing pets to mess inside, write to them and require them to deal with this properly.
For serious cases, for example, if the mess is actually causing the property to deteriorate, it may be possible to use this as the basis of a claim for possession, but you should try to resolve the issue by other means first.
Using a mediation service would be a good idea. Then, if the tenants refuse to engage with mediation, this will help a possession claim considerably, and a Judge is more likely to find for you.
The tenancy deposit should cover the cost of cleaning, provided things have not been allowed to deteriorate too far. However, if you are doing regular inspections this should not happen.
Tenants with pet allergies.
In the past, many landlords were reluctant to take tenants with pets, believing this could affect subsequent tenants with allergies. Under the new rules from the Renters Rights Act, this is no longer a valid reason to refuse permission.
However, if the property has been adequately cleaned, vacuumed and aired properly after the pets have left, this should not be a problem.
If your property is an HMO with tenants renting individual rooms or living in close proximity, then if any of the tenants have been allowed to keep their pets, you need to make this very clear to prospective new tenants, preferably in writing, so they cannot say that you did not warn them.
Risk reduction tips for landlords
Pet-proofing your property
As it is now harder for landlords to object to tenants keeping a pet, landlords may want to consider ‘pet proofing’ properties before they are let – whether or not the proposed tenant has a pet.
After all, they may decide to keep a dog or cat later. Its better to be prepared for this from the start.
Here are some suggestions:
Flooring
Pets tend to damage floors more often than walls, so this is important.
Avoid cheap laminate as it easily swells with urine. Instead, use luxury vinyl tiles, properly sealed hardwood or ceramic or porcelain tiles.
Just have carpets in the bedrooms, which should be mid-range and washable. If tenants want to have carpets in other rooms, let them provide their own rugs or large carpet mats.
Note by the way that some pet-related damage will be treated as ‘fair wear and tear’ if the pets are permitted, so you may not be able to claim for this.
Walls and finishes
Use washable matt or eggshell paint and avoid very light colours in hallways. Try to protect corners and door frames, and consider using hard-wearing skirting boards.
Doors and woodwork
Solid core internal doors resist scratching better, and consider metal kick plates on the back door. Make sure you have proper varnish on timber thresholds.
Gardens and external areas
Make sure that the fencing is secure and of an adequate height, and repair any gaps before letting. For example, sometimes dogs can dig their way out under flimsy fences. So check for gaps beneath fencing panels and ensure gravel boards are properly fitted.
Ensure that the gates latch securely. You want to make sure the property is escape-proof – principally for dogs.
Adjudicators frequently see “dog escaped and caused third-party damage” cases.
Plumbing and odour protection
Note that pet urine soaking into the subfloor is harder to deal with than surface damage.
So seal floor gaps in kitchens, ensure your under-sink pipework is secure and make sure bath panels are properly sealed.
Once urine penetrates into chipboard or floor voids, full replacement may be required.
Furnished lets
Probably minimal furniture is best, but avoid fabric sofas (or use washable covers) and avoid wool rugs.
You may want to consider moving towards letting the property unfurnished. Long-term tenants will often want to have their own furniture anyway.
Insurance and deposits
When the Renters Rights Bill was going through Parliament, it initially had a clause providing for tenants to pay for insurance as a condition of being allowed to keep a pet. Sadly, this did not make the final version, neither did a clause providing for an additional deposit sum.
So the total deposit you can take is still capped under the Tenant Fees Act (as set out here).
So before letting your property, review your insurance. In particular, check if there are any relevant policy exclusions (and speak to your insurance company and see if these could be reversed if your tenants keep a pet).
You also want to make sure you have third-party liability cover. For more guidance on insurance, see here.
Finally, if tenants keep a pet you should ensure that you have taken the maximum deposit possible.
Requiring tenants to bring their deposit up to the full allowable amount as a condition of keeping a pet is unlikely to be considered an unreasonable condition, though it will depend on the circumstances.
Inventories
Inventories are critical for all lets as it is practically impossible to prove damage at the end of the tenancy unless you can prove the condition it was in at the start.
This will be particularly important for proving pet damage.
So make sure your inventory is detailed and supported by clear photographs. Flooring condition, garden boundaries and internal doors should all be recorded carefully.
Checking prospective tenants with pets
Although in the post Renters Rights Act world it is going to be harder to refuse permission for pets, this will still be possible if you can show, objectively, that the pet is either unsuitable for your property, or maybe (with aggressive or illegal dogs) unsuitable for any property!
So you need to check them out carefully.
1. Speak to the applicants.
You should always discuss their pets in detail with prospective new tenants. Use the checklist you will find at the end of this article as a guide and make notes.
2. Take a reference.
Ideally, you need to take a reference from a former landlord, where the tenant lived with his pets. Key points you should ask about are:
- How long the tenant lived in the property with his pets
- What pets did they own at that time
- Does the referee consider the tenant to be a responsible pet owner
- Were the pets well behaved
- Did they cause any damage to the property
- Did they cause a nuisance to neighbours or visitors
If may be however, that a previous landlord’s reference is not possible, for example, if they have never rented before or if the pet is new. Here you may be able to obtain a reference from their veterinary surgeon. Key points to ask here are:
- Are the tenants’ pets generally well behaved?
- Does the veterinary surgeon consider the tenant to be a responsible pet owner?
- Does the tenant provide routine preventative health care, such as vaccinations and flea treatments, for their pets, where appropriate?
Although this may not always be possible, as veterinary practices may be reluctant to provide behavioural references.
3. Meet the tenant with his pet.
This is a good opportunity for you to see for yourself what temperament the animal has and how well behaved it is. Ideally, you should see them in their current home.
This should be done consistently and applied to all applicants with pets.
If you don’t know much about animals you can always have someone with you who does, who you can ask for a second opinion.
4. Carry out all other normal checks and referencing.
The checks discussed here are in addition to, not instead of, your usual referencing and credit checks on prospective tenants.
5. Confirm that someone will be willing to look after the pet(s) in case of an emergency.
You will need a name and address and contact details for the pets section in the tenancy agreement.
However before signing the tenant up, I would suggest you get in touch with this person yourself and just satisfy yourself that they are willing to do this (after all if the tenant has a serious accident and is hospitalised, someone will have to look after it – and I am sure you would rather it was not you!).
Ideally, you should get written confirmation.
Your tenancy agreement should also clarify that the landlord is not responsible for the care of the pet in these circumstances.
6. Consider the suitability of the pet for your particular property.
For example, a small dog in a small house may be fine, but not a large dog. Or a dog with mobility issues in an upper-floor flat with no lift.
Think also about good relations with your neighbours. If the owner of the house next door is a fanatical gardener, is it reasonable for you to permit your tenant to keep five cats?
The fact that you have decided to allow tenants with pets does not mean that it is reasonable for you to accept every pet.
You should also ensure that the pet is not a prohibited type under the Dangerous Dogs Act 1991.
7. Consider the risk of noise nuisance
Noise complaints about pets (particularly dogs) are more common than damage claims. So you need to check
- How long will the pet be left alone (particularly if it is a dog)?
- Does the dog bark when left?
- Is the tenant home-based, or will the pet be left alone for long periods?
8. Keep written records
It is always important to keep written records of your decision-making process.
Then, if you refuse permission and this is challenged, you will be able to explain objectively why the pet was considered unsuitable for your property.
We have a FAQ on record-keeping for members.
Using the Landlord Law Pets Agreement and Information Form
If you decide to accept a tenant with a pet, you should use the Landlord Law pets agreement form, which will amend your tenancy agreement by adding special pet related clauses.
This article will look at how to do this.
NB You will find the form linked from here.
Rent, claims and fees
So far as rent is concerned, landlords can no longer charge a ‘pet rent’ as was possible before May 2026 when the Renters Rights Act came into force, as this imposes strict rules about rent increases which must only be via the section 13 statutory notice procedure (for assured tenancies).
However, if you are completing the pet form for an existing tenant, note that the Tenant Fees Act will allow you to charge a fee of up to £50 for dealing with the request to amend the tenancy. Our forms now provide for this.
If the tenant fails to comply with the terms of the tenancy agreement and pet form – for example by failing to keep the property clear of fleas, then you will be able to charge the cost of putting this right from the tenancy deposit in the normal way. This is not affected by the Tenant Fees Act.
If, after the end of the tenancy, it is clear that the damage done by the pet will not be covered by the tenancy deposit – this does not mean that you will not be entitled to compensation. It just means that if the tenant is unwilling to pay the cost voluntarily, you may need to claim it through the small claims court.
It is important, therefore that you keep proper records of all expenses incurred and also important (as discussed above) that the condition of the property is properly documented at the start of the tenancy in a detailed inventory and schedule of condition. See our article here.
The Pet details
We have forms which provide for up to three pets. If there are more, these can be set out in an ‘additional clauses’ section at the end.
I have already discussed the importance of getting the name of someone willing to look after the pet(s) in case of an emergency. You will also need the Vet’s details here.
The pet terms and conditions
I would suggest that you sit down with the tenant and go over with them the terms and conditions of the pets agreement, In particular, you should make it clear:
- That they are only being authorised to keep the specific pets agreed – if they want to keep any more, they must ask you first
- They are responsible for looking after the pet properly. If you consider it is being neglected or ill-used, you will report them to the RSPCA (or another animal welfare organisation)
- If the pet does not go with them, for example, when they go on holiday, they must board it or make proper arrangements for its care while they are away
- They must make sure the animal is vaccinated properly, and get written confirmation of this from their vet and show this to you if you ask
- They are responsible for making sure the pet does not damage anything in the property and is not a nuisance to neighbours.
Looking after someone else’s pet
It is sometimes the case that although a tenant will not have a pet of their own, they will regularly look after someone else’s pet.
For example parents may agree to look after their adult son’s dog while they are away on holiday or for work.
Tenants need to obtain permission for this situation, too. We now have a special form that can be used, which will allow this and amend the tenancy agreement to include suitable clauses for this situation.
It can be found with the other pets forms on this page.
During the tenancy
It is particularly important for tenants with pets that you keep an eye on the property and carry out regular inspections.
These should normally be done quarterly and will allow you to make sure that the pet is being looked after responsibly and (most importantly) is not causing any damage to your valuable property.
In most cases, it should be fine.
Our Property Inspection Kit is available to all members or can be purchased online here.
Conclusion
If you are careful with your choice, there is no reason why people with pets should not prove to be excellent tenants who will look after your property well and always pay on time. The main problem will be the possibility of additional damage to the property – if the standard deposit is insufficient. Note however that if the damage will not be covered by the deposit you can claim the excess through the small claims court if the tenant fails to pay voluntarily. Many pet owners are pleasant, responsible people who will make excellent long-term tenants. Using the Landlord Law pet agreement will provide the perfect tool to protect both you and the animal.Useful websites:
- Battersea Dogs and Cats Home – www.battersea.org.uk
- Blue Cross – www.bluecross.org.uk
- Cats Protection – www.cats.org.uk
- Dogs Trust – www.dogstrust.org.uk
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Tessa Shepperson of Landlord Law is an accredited trainer with the
Property Investors Bureau.
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