A landlord's guide to letting to tenants with pets

Pet ownership in the UK has risen sharply in recent years, and renters are no different from homeowners in wanting to share their homes with animals. For landlords, the challenge has always been weighing the appeal of a larger, more committed pool of applicants against the risk of property damage.

With significant legislative change now on the horizon, this is a good time to understand the benefits and the practical steps that can keep your property protected.

The legal picture: What the Renters’ Rights Act means for you

The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, and the core pet provisions come into force from May 2026. Tenants in the private rented sector will then have a statutory right to request to keep a pet in their home. Landlords must consider each request on its own merits and cannot refuse without a reasonable and documented reason.

Reasonable grounds for refusal can include:

• A superior landlord or head lease prohibits pets
• There are specific restrictions in a leasehold title
• The property in question is unsuitable for the size or type of pet in question
• There is a proven allergy concern for another occupant of the building

What is no longer defensible is a blanket ‘no pets’ policy. Landlords who fail to respond in writing within 28 days risk being in breach of the Act, with the tenant able to apply to the courts.

On the financial side, two points need to be understood clearly. The deposit rules under the Tenant Fees Act 2019 are unchanged: landlords cannot take a larger deposit because a tenant has a pet, and the standard five-week cap (or six weeks where the annual rent is £50,000 or more) still applies.

An amendment that would have permitted a separate pet damage deposit of up to three weeks’ rent was rejected during the Bill’s passage. An earlier provision allowing landlords to require tenants to hold pet damage insurance was also removed from the final Act. The usual deposit remains the primary protection against pet-related damage, which makes the documentation steps below more important, not less.

Protect My Let’s overview provides a full breakdown of the changes affecting landlords this year, including the timeline for the Renters’ Rights Act and the new pet framework.

Before the tenancy starts: practical steps to protect yourself

Getting the right foundations in place before handing over the keys makes a significant difference if disputes arise later.

Pet references and a written pet policy

One straightforward step is to request a pet reference from a previous landlord. This gives you a sense of the animal’s behaviour and the tenant’s track record as a responsible pet owner. A simple pet policy or tenancy addendum covering vaccination records, flea treatment, noise management and responsibility for damage is also sensible to have in place from the outset.

Documenting the property before handover

On the documentation side, a standard inventory may not be sufficient when pets are involved. Before the keys are handed over, it’s worth considering a Schedule of Condition. Though most often associated with commercial lettings, this type of detailed, photographic and descriptive report of the property’s state at the start of the tenancy creates a robust record that protects both parties. If pet-related wear and tear at the end of the tenancy exceeds what is fair and reasonable, you’ll be in a far stronger position to justify deposit deductions.

Reviewing your insurance cover

With pet damage insurance no longer something landlords can require from tenants, the spotlight shifts to your own policy. Standard landlord insurance doesn’t always cover damage caused by pets, and accidental damage extensions are often sold separately. A quick call to your broker, asking whether pet-related damage is included under buildings, contents and accidental damage sections, is usually enough to clarify the position, and worth doing now rather than discovering a gap at claim stage.

During and after the tenancy: what to look for

Regular property inspections give you an opportunity to check that any pet agreement is being respected, that the animal is not causing problems for neighbours, and that maintenance issues are flagged early. These visits should be conducted with proper notice and with a respectful tone.

Understanding the distinction between fair wear and tear and actual damage is something every landlord needs to be clear on. A slightly worn carpet in a high-traffic hallway is not the same as scratched wooden floors throughout a property, or chewed skirting boards and damaged door frames. Keyzapp’s practical guide to wear and tear in pet-friendly properties is a useful reference for where that line typically falls.

At the end of the tenancy, that initial Schedule of Condition becomes your benchmark. Comparing the property’s state at move-out against the documented baseline at move-in gives you a clear, evidenced basis for any legitimate deposit deductions, and significantly reduces the likelihood of disputes reaching adjudication.

The benefits of opening your doors to pets

Landlords who accept pets often find they attract longer-term tenants. Pet owners face a notoriously difficult time finding suitable accommodation, so when they find a landlord willing to work with them, they tend to stay. Fewer void periods, lower turnover costs, and a wider applicant pool are all genuine commercial advantages, and tenants who feel their needs have been respected tend to be more engaged when issues arise.

Pulling it all together

While letting to tenants with pets can carry risks, this becomes far more manageable with the right preparation in place. A well-drafted pet policy, thorough documentation before move-in, appropriate insurance cover, and a structured approach to inspections all contribute to a tenancy that works for both sides. As the law moves in the direction of giving pet-owning tenants more rights, landlords who take a proactive approach will be best placed to make pet-friendly letting work for them.