Renting with pets - tips and advice

Here at The Letting Company we love pets as much as anyone, but they can drive both tenants and landlords barking mad. Many landlords and letting agents are becoming more open to tenants with furry friends, understanding the joy and comfort pets bring to a home. However, there are still some considerations and steps to take to make sure both you and your pets are well-prepared for the rental process.

Here’s our guide to help you navigate renting with pets:

Can I legally have a pet in my rental property?

Since January 2023, a new law has made it harder for landlords to outright ban pets in rented properties. Under the Renters (Reform) Bill, landlords can no longer issue blanket bans on pets without a valid, specific reason. Instead, landlords must offer a "pet clause" in the contract, which allows tenants to keep pets unless the landlord has a legitimate reason to refuse them.

However, landlords can still restrict pets for valid reasons, such as concerns about the property’s condition, the pet's potential to cause damage, or the safety of other tenants. If a landlord denies a pet request, tenants can appeal the decision with the appropriate local authority or seek resolution via a tribunal.

What would class as a "reasonable excuse" for me to not be allowed my pet in a rental property?

Under the new laws, rejections should only be made where there is good reason, such as in smaller properties or flats where owning a pet (especially larger ones) could be impractical.

Another reason would be a ban from a third party, typically the block company who oversee the management of an apartment building. As block companies are responsible for the upkeep of all communal arears within the building, they often put clauses within the lease between them and the owner of the apartment not to allow pets within the property.

Certain insurance policies for properties may not cover the presence of pets, particularly for specific breeds, so landlords may ban them to comply with their insurance terms. Always enquire about each individual property before booking a viewing or submitting an application.

Always be upfront about your pet

Honesty is key when renting with pets. Never hide the fact that you have a pet, as this can lead to legal complications if discovered later on. If your pets are large or if you have multiple animals, be upfront with your letting agent or landlord. Open communication can prevent misunderstandings down the line and show that you are a responsible tenant.

Registering your pet with your landlord

The Tenant Fees Act 2019 bans landlords from charging tenants additional upfront fees, such as a "pet fee." However, this doesn't mean that tenants can avoid paying for potential pet-related damage. A landlord can ask for a pet deposit, but it must be part of the overall security deposit and cannot exceed the legal limit of five weeks' rent. This means that any pet-related deposit must be included in the overall deposit, and the total deposit cannot exceed this amount.

For tenancies with pets at the Letting Company, we include a Pet Addendum with your move in paperwork pack. The policy covers things like keeping your pet from causing an annoyance to others, keeping them from damaging the property and not leaving them alone for any extended period of time without have clear arrangements having been made.

We also must stick to the Dangerous Dogs guidance, and if you do have a dog which comes under that act, then unfortunately we would have to decline permission.

Before you move in

Not all properties are suitable for pets, especially if you have a high-energy dog or a curious cat. Before applying, make sure the property meets your pet’s needs. For example, if you have a dog, a garden or access to nearby parks is ideal for walks and playtime. Additionally, ensure the property is pet-safe, with no exposed hazards that could harm your pet.

What if I need a guide or assistance dog?

Under Equality Act 2010 in England (and similar legislation), landlords cannot refuse to allow a guide dog or assistance animal in a rented property, even if their general pet policy doesn’t allow animals. This applies regardless of what the tenancy agreement states, as assistance animals are not considered pets.

Under the Equality Act, if a tenant has a disability and requires an assistance animal, the landlord is also required to make "reasonable adjustments" to their policies or the physical property to accommodate the tenant's needs. This could include things like installing ramps, or even adjusting lease terms related to the animal's presence.

This means that landlords cannot refuse to let a tenant with a guide dog or assistance animal into a property, even if their policy usually bans pets. No pet fees or deposits can be charged for guide dogs or assistance animals, and no pet clauses in tenancy agreements can be used to prohibit assistance animals.

While a landlord must allow a guide dog, the tenant is still responsible for ensuring the guide dog is well-behaved and does not cause damage or disruption to the property or neighbours. Tenants must also manage any behavior issues that may arise and ensure that the dog’s needs are met, including feeding, exercise, and health care.

Tenants who require a guide dog or other assistance animal should inform The Letting Company in advance and make a formal request for accommodation. It’s a good idea to provide documentation that we can produce to the landlord of the property, such as a letter from a doctor or relevant professional, to confirm the need for the animal.

Top Tips for Tenants

Here are some simple tips to ensure a positive renting experience with your pets:

Help your pet settle in: A move can be as stressful for them as it can be for you. Make it as relaxing and easy as possible for them. A good tip is to leave an item of clothing that smells like you in each room, to entice your pet in to explore on their own terms.
Be mindful of your neighbours: Keep your pets’ barking, meowing, or other sounds to a minimum, especially at night. Keep pets on a leash or in designated areas if living in a shared building or development. Be considerate of other tenants, especially in terms of noise, cleanliness, and general behavior.
Clean up after your pets: Always clean up pet waste promptly, both inside and outside the property, using pet-friendly cleaning products. Consider having your carpet cleaned once a year to keep it looking as fresh as possible. Fur can soon build up over time and it can be a nightmare to sort out if left too long. Keep your pet in a designated area; if you keep your pets downstairs for example, that saves you half a property’s extra work.
Regular grooming: Brush your pets regularly to reduce shedding and prevent hair buildup in the property.
Train your pets: Ensure pets are well-trained to avoid damage to the property and disruption to neighbors.
Notify landlord of any damage: If pets cause damage, address it promptly and communicate with your landlord.
Consider pet insurance (on your tenancy against any unforeseen damage): If you have contents insurance, make sure it includes your pet. And if your pet is insured through your vets, make sure they know your new address!

External concerns

Tenants in apartment blocks should be extra careful. A tenant has a contract with the landlord, but the landlord has a contract with a third party company who own and maintain the apartment block - they are called the block management company.

If a pet damages anything within the communal space (the hallways, car parks, bin stores etc.) it can be difficult for the block management company to work out just which pet did it – so they often don’t allow animals to avoid the stress all together. Block management companies have the power to charge and even evict you through breach of tenancy, so make sure you know your rights before moving in.

For more help and advice, don't hesitate to contact us on 0845 838 2890.

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