Pets are part of the family for many tenants and under current rental laws, landlords are able to apply a blanket ban on animals which leaves pet owners with limited rental options. The introduction of the Renters’ Rights Bill has seen the government propose a landmark change in this regard. The bill proposes that landlords will no longer be able to refuse pets automatically. Rather, they need to consider pet requests fairly and respond in a reasonable timeframe.
In this guide, we unpack the proposed legislation and what it means for tenants and landlords alike. We will take a look at how landlords can protect their properties from pets and when they are able to refuse pets - and how disputes around this should be handled. Whether you are a tenant hoping to move with your furry family or a landlord managing risk, here’s all you need to know.
Renting with Pets: Key Renters’ Rights Bill Changes
One of the most discussed elements of the Renters’ Rights Bill is its new approach to tenant pets. Under the proposed bill, landlords are unable to impose a blanket ban on pets, instead:
- Tenants will have the legal right to request permission to keep a pet.
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Landlords must consider the request fairly and respond within 28 days.
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If a landlord refuses, they have to provide a valid, evidence-based reason.
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If a tenant feels the refusal is unreasonable, they will have the right to challenge it in court.
This reflects a broader push by the government to make the private rental sector more inclusive and flexible, particularly when it comes to long-term renting.
How Can Landlords Protect Their Properties
The bill strengthens rights for renters while also recognising landlords need to protect their property. In order to address this, the legislation includes provisions for pet damage protection:
- Pet Damage Insurance (Required by Tenants)
Landlords can require tenants to take out pet damage insurance as a condition of pet approval. This helps ensure that any wear and tear or accidents caused by the animal can be rectified without financial loss to the landlord.
- Landlord-Arranged Insurance (Cost Passed to Tenant)
Conversely, landlords can also arrange their own insurance policy to cover pet-related damage, provided they pass on the reasonable cost to the tenant. This ensures transparency and keeps both parties covered.
In both of the above cases, the goal is balance: to allow pets where appropriate while mitigating risk.
Under What Grounds Can a Landlord Reject a Pet?
Landlords are able to refuse a pet request under the Renters’ Rights Bill, but only on reasonable and specific grounds. These acceptable reasons may include:
- Superior Landlord Refusal: If the landlord is not the freeholder and instead lets the property under a head lease, they may be legally bound by a clause that prevents pets. In such cases, the superior landlord’s decision is final and must be given 28 days to respond to the request.
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Health Concerns: If the landlord (or another tenant in a multi-unit building) suffers from allergies or health conditions that would be exacerbated by animals, this may be considered a valid reason for refusal.
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Incomplete or Inadequate Pet Health Records: A landlord may request proof of up-to-date vaccinations, flea treatments, and microchipping. If the tenant is unable or unwilling to provide this, it may be grounds for refusal.
It is also important to note that landlords must respond in writing within 28 days of receiving the request. If further information is requested, the deadline is extended accordingly.
What Happens if a Landlord Rejects a Request Unreasonably?
If a landlord refuses a pet request without a clear, valid reason, or fails to respond within the required time, the tenant can challenge the decision in court.
While the exact process will be determined by the final legislation, it is expected that tenants will be able to seek a review of the decision, and if successful, tenants may be granted the right to keep the pet. In some cases, landlords may also be liable for costs if found to be acting unfairly or in breach of the new rules.
This aspect of the Bill aims to hold landlords accountable and prevent arbitrary or discriminatory refusals.
Damage Caused to the Property by the Pet
But, what happens if damage is caused to the property by a pet? The bill addresses this concern.
Under the proposed rules and as stated previously:
Tenants must take out pet damage insurance, or landlords can take out a policy and recover the cost reasonably from the tenant
This means that if a pet scratches flooring, causes odours, or damages furniture (in furnished properties), the cost of repairs or cleaning can be claimed through the insurance, rather than deducted from the tenant’s deposit, which remains capped under the Tenant Fees Act 2019.
This provision will encourage more landlords to say yes to pet requests, knowing that protection is in place.
How to handle a Pet Permission Request
As it stands, the Renters’ Rights Bill outlines a process for how pet permission requests need to be made and handled.
For Tenants:
- Submit a written request to the landlord (email or post).
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Include details about the pet: type, breed, age, size, and health/vaccination status.
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Be prepared to show evidence of pet insurance or willingness to pay for it.
For Landlords:
- You must respond within 28 days of receiving the request.
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If you need more information (e.g. vaccination records), the decision period is extended accordingly.
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If a superior landlord is involved, they must be given their own 28-day period to consider the request.
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If refusing, you must provide written reasons that are considered fair and proportionate under the law.
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Failure to follow this process may result in a challenge from the tenant.
Conclusion
The Renters’ Rights Bill represents a meaningful shift in how tenant pets are treated in the private rented sector. By removing blanket bans and encouraging fair consideration, the Bill seeks to make long-term renting more accommodating for pet owners. However, it also provides landlords with important protections.
If you’re a tenant hoping to bring a pet into your home or a landlord preparing to adapt your policies, the best course of action is to stay informed and work collaboratively. With proper planning, communication, and mutual respect, pets can become a welcome addition to rented homes across the country.
For further details on how the legislation is evolving, visit The Renters’ Rights Bill Explained.
