Renters’ Rights Act: What Landlords Need to Know About Pet Requests

The first major provisions of the Renters’ Rights Act took effect on 1 May, marking a significant shift in the private rental sector in England. With these changes approaching, we recently surveyed landlords to understand how they feel about the new legislation, whether they have any concerns and which aspects of the changes are causing the most uncertainty.

As part of our series exploring the most frequently asked questions ahead of the May deadline, we’ve already covered rent increases, Section 21 and Rent Repayment Orders. This time, we’re looking at the new rules surrounding tenants’ requests to keep pets.

Please note: The Renters’ Rights Act applies to England and does not cover landlords who share their home with a lodger.

How should tenants request permission to keep a pet?

Tenants must submit their request in writing and include a description of the pet they would like to keep at the property.

What is the deadline for responding?

Landlords have 28 days from receiving the request to provide a written response.

If further details are needed to make a decision, you can ask the tenant for additional information, such as the animal’s breed or size. Once this information has been received, you must issue your final decision within seven days. If you fail to respond within the initial 28-day period, the tenant may apply to the court.

Under what circumstances can a landlord refuse a pet?

Every request must be assessed individually, and landlords cannot reject an application without a reasonable justification.

Circumstances that may provide valid grounds for refusal include:

• Lease restrictions: Your freeholder’s lease terms do not permit pets.

• Property suitability: The property does not have sufficient space for the type or number of animals requested.

• Health and safety concerns: Another tenant has an allergy that could be affected by the animal.

• Legal restrictions: The animal is prohibited by law.

If you decide to refuse a request, you must notify the tenant in writing and clearly explain the reasons behind your decision.

Can permission be withdrawn once it has been granted?

No. Once you have given written consent for a particular pet, you cannot subsequently withdraw that permission. However, approval applies to the specific animal requested. If the tenant later wishes to keep an additional pet, they will need to submit a new request and follow the same procedure.

Who is responsible for pet-related damage?

Landlords can continue to use the tenant’s deposit to cover the cost of repairing damage caused by a pet, where appropriate, at the end of the tenancy. However, you cannot recover compensation for the same damage through both the tenancy deposit and an insurance policy.

What can tenants do if they believe a refusal is unfair?

Tenants who consider a landlord’s refusal unreasonable can raise a complaint with the Private Rented Sector Ombudsman or pursue the matter through the courts. Landlords should therefore keep clear records of each request, the information considered and the reasons for their decision, as they may need to provide evidence to justify a refusal.

Can landlords make pet insurance compulsory?

No. Under the final legislation, landlords cannot require tenants to take out or pay for pet insurance as a condition of keeping an animal in the property.

Where can landlords find further guidance?

For more details about the upcoming changes and how they may affect your responsibilities, consult the Government’s official guidance on the Renters’ Rights Act. Disclaimer: This article is intended for general information purposes only and does not constitute legal advice. If you require advice specific to your circumstances, we recommend speaking to a qualified solicitor.