Lets with pets: A guide for landlords

Lets with pets: A guide for landlords 

Letting to tenants with pets opens up a sizeable section of the rental market, yet just seven per cent of landlords in the UK currently advertise their properties as pet friendly. At the same time, pet ownership peaked at 59% in 2020/21 and 2024 PDSA findings showed that 51% of UK adults own a pet, with 28% having a dog and 24% a cat. This mismatch is one of the reasons why the Government is taking action to make it easier for renters to keep pets in their homes. 

With the introduction of the Renters’ Rights Bill, tenants will gain the legal right to request a pet in their rental property. Landlords will only be able to refuse with a valid reason, such as if there is a restrictive head lease. The Bill is expected to drive a rise in tenants keeping pets, making it more important than ever for landlords to understand how to manage this. 

In this guide, we’ll help landlords navigate the practical and legal considerations around renting to tenants with pets.  

Here’s a list of contents so that you can jump to any section that’s of particular interest: 

Contents 

• How does the law affect landlords? 

• What are the advantages of allowing pets? 

• What are the disadvantages of allowing pets? 

• What safeguards can you put in place? 

• The importance of taking a tenancy deposit 

• Pet damage protection insurance 

• Pet clauses in tenancy agreements 

• Additional safety checks and good practice 

• mydeposits case studies 

• Key takeaways 

How does the law affect landlords? 

The Renters’ Rights Bill introduces a new right for tenants in England to request permission to keep a pet. Landlords will not be able to unreasonably refuse such requests. Valid reasons to refuse will be confirmed but might include: 

• a restrictive head lease 

• property type is unsuitable for the pet (e.g., large dog in a small flat) 

• excessive number of pets 

Previously, the Government encouraged landlords to accept pets through its Model Tenancy Agreement, which included a clause saying that permission should not be unreasonably withheld. However, the agreement was optional and rarely used. The new Bill will give this guidance legal force, meaning landlords must consider all requests fairly. For more on the legal changes, read Total Landlord’s guide, ‘Renters’ Rights Bill: Will landlords have to accept pets?’  

The Tenant Fees Act 2019 currently still applies, capping deposits at five weeks’ rent and banning additional pet-related fees. As such, landlords need alternative safeguards to manage pet-related risks. 

What are the advantages of allowing pets? 

For landlords, choosing to allow pets can unlock a range of practical and financial benefits. While concerns about potential damage are common, evidence shows that pet-friendly rentals are not only manageable, they’re often more profitable and appealing to tenants too. 

• Higher demand: Pets are part of the family for millions of renters. With pet ownership in the UK at record levels, but fewer than 10% of rental properties advertised as pet-friendly, there’s a clear gap in the market. Landlords who are open to pets can attract more applicants, let their properties more quickly, and spend less time with their home sitting empty 

• Longer tenancies: It’s not easy for pet owners to find a rental that suits their needs, so when they do, they tend to stay longer. In fact, research by Battersea found that 50% of tenants with pets stayed in their previous rental for over three years, compared to just 31% of those without pets. That kind of stability is a big plus for landlords, helping to reduce tenant turnover, and lower the costs of advertising and preparing a property between lets  

• Tenants may pay more: As pet-friendly rentals are in short supply, many tenants are willing to pay a little extra to secure one. While landlords can’t charge pet-specific fees, they can reflect the added appeal in the overall rent, as long as it stays fair and competitive with similar properties in the area. 

• Greater transparency: By allowing pets openly, landlords can reduce the likelihood of tenants sneaking them in without permission. Prohibiting pets entirely doesn’t necessarily prevent tenants from keeping them, it simply encourages secrecy. By allowing pets from the start, landlords can set clear expectations, have open conversations, and add safeguards to the tenancy agreement, such as cleaning terms or pet references. 

Allowing pets is not just an act of goodwill, it can be a smart decision. It increases demand, reduces turnover, opens opportunities for higher rent, and creates an honest relationship with tenants. With clear policies and the right safeguards in place, landlords can confidently welcome pets while protecting their investment. 

What are the disadvantages of allowing pets? 

While pet-friendly policies can attract more applicants and encourage longer tenancies, they also come with genuine risks that landlords need to consider carefully. From property damage to potential disputes, here are some of the key challenges.  

• Property damage: One of the most common concerns is damage caused by pets. Dogs and cats, in particular, can cause wear and tear beyond what’s considered normal. Scratches on floors, doors, or walls are fairly common, especially with hardwood or laminate flooring. In furnished properties, there’s a risk of pets chewing or damaging furniture and fittings. Accidents inside the home, such as urine stains or lingering odours can require deep cleaning or even the need to replace carpets and soft furnishings. There’s also the added risk of fleas or other pests, which can lead to costly pest control treatments. Over time, these extra repairs and maintenance costs can eat into the landlord’s return on investment.  

• Landlord Insurance: Many standard landlord insurance policies exclude damage caused by pets, and without appropriate cover, landlords risk having to pay the full cost of any repairs or claims themselves. Luckily, our partner brand Total Landlord offers pet damage protection as an extension to our policy, having this coverage allows landlords to welcome pets without the worry of uncovered damage costs 

• Disputes over deposits: Pets can complicate the end-of-tenancy process, particularly when it comes to deposit deductions. Differentiating between normal wear and tear and pet-related damage can be subjective and lead to disputes between landlords and tenants. This can result in lengthy disagreements, delayed deposit returns, and, in some cases, formal disputes through tenancy deposit schemes or courts. At mydeposits, we offer secure deposit protection and provide a structured dispute resolution process, so both parties are treated fairly, and deposits are handled transparently. 

The importance of taking a tenancy deposit 

A traditional tenancy deposit remains one of the most effective ways for landlords to protect themselves against damage, including from pets. The deposit serves as a financial safety net, allowing landlords to claim for repairs or cleaning if needed at the end of a tenancy. 

Recent mydeposits data highlights the growing financial risk that pets can pose. On average, settlements involving pet damage are 141% higher than those without (£1,520.24 compared to £629.92). In 35% of disputes involving pet damage, the cost of repairs exceeds the deposit protected, leaving landlords vulnerable to significant out-of-pocket expenses. 

While the number of end of tenancy deposit issues involving pets is not currently high, as pet ownership among tenants is likely to rise following the new legislation, these figures underline the importance of taking a deposit as well as considering additional protection to cover larger or unforeseen costs. 

Pet damage protection insurance 

With capped deposits, landlords are exposed to pet-related damage. Total Landlord’s pet damage protection offers up to £2,500 in cover per property, including both accidental damage and gradual wear and tear such as claw marks or stains. 

Key features of pet damage protection: 

• £2,500 cover for pet damage to buildings or contents 

• Includes cover above wear and tear such as scratching, as well as single incidents 

• Covers up to three pets for each residential premises 

• Landlord-controlled policy, eliminating risks associated with tenant-purchased insurance 

• Covers all domestic pets kept indoors, pet details are only required at the claims stage 

• Affordable pricing at £134.40 (including IPT) every year 

  The policy is available to both existing and new customers as an optional extension to Total Landlord’s existing insurance policies. Landlords must take a traditional deposit, protect it with a scheme like mydeposits, and make sure a professional inventory is completed. 

Eddie Hooker, CEO at Total Landlord, adds:  

“Our pet damage protection policy is a direct response to landlord concerns in the evolving rental market. With deposits currently capped at five weeks’ rent and the Government’s decision not to mandate tenant reimbursement for pet damage insurance, landlords are left exposed to additional risk. We understand the challenges that come with allowing pets in rental properties, and our policy offers landlords the financial security they need to confidently accommodate responsible pet ownership.” 

Note: A previous version of the Renters’ Rights Bill proposed that landlords would be able to request tenants take out pet insurance which they could claim against and pay the landlord for any pet damage. This proposal has now been abandoned.  

Learn more about Total Landlord’s Pet damage protection 

What safeguards can you put in place? 

While pet-friendly tenancies carry risks, the following measures can help reduce them: 

Pet clauses in tenancy agreements 

Add a specific pet clause to the tenancy agreement, including: 

• pet details (type, breed, name) 

• responsibilities: cleaning, garden upkeep, repairs 

• time limits on leaving pet alone (e.g. max 4 hours) 

• statement that pet-related damage is not “fair wear and tear” 

This will help resolve disputes more easily and may support insurance claims. 

Pet reference: Ask tenants to provide references from previous landlords or vets to verify the pet’s behaviour and care history. This can help make sure tenants have a responsible approach to pet ownership and gives insight into their reliability. 

Meet the pet: If possible, visit the tenant’s current home to meet the pet before approving the tenancy. This can give a better sense of the animal’s temperament and suitability.  

Pet CV: Ask tenants to provide a ‘pet CV’ that details the pet’s breed, temperament, health care routine, and behaviour. This information can be invaluable in assessing potential risks and setting clear expectations.  

Inventory and check-in report: Before the tenancy begins, it’s essential to carry out a thorough inventory and check-in report. This should document the condition of the property, including photos, notes on any existing damage or wear and any evidence of smells. A detailed inventory forms the foundation for any future claims and helps resolve disputes more efficiently.  

Regular inspections: Landlords should carry out regular property inspections, with appropriate notice given to the tenant. These visits can help identify any early signs of damage or hygiene issues and reinforce the importance of proper pet management. Keeping a record of inspections can also provide useful evidence in the event of a deposit dispute or insurance claim. 

mydeposits case studies 

Pets and fair wear and tear 

A landlord and tenant disputed £550 of a £985 deposit at the end of a tenancy involving cats. The tenant argued that the landlord was aware of the pets from the start and never raised concerns during visits. They also claimed the curtains were already worn and offered £150 as a fair contribution, considering the home was pet friendly. 

The landlord disagreed, stating he had raised concerns during inspections and that the damage worsened after the tenant adopted a third cat. He claimed £360 for replacing curtains and £190 for repairing scratched stair woodwork, emphasising that the costs were reasonable and did not cover full redecoration. 

After reviewing the tenancy agreement, check-in and check-out reports, photographs, emails, and repair invoices, the adjudicator found the damage exceeded normal wear and tear. The tenant was held responsible for both claims, but because of the curtains’ original condition and age, only £270 was awarded for their replacement. The full £190 was awarded for the woodwork, totalling £460. This case highlights the importance of thorough documentation and that pet damage is not considered fair wear and tear. 

For more details, read the full deposit dispute article. 

Pet damage, odour 

In another dispute, a tenant moved out of a property where they had kept a cat. The tenant said the landlord visited regularly and never objected to the cat. They insisted the carpets showed only normal wear and tear and that the cat always used a litter tray, never urinating on the floors. 

However, the letting agent found a strong smell of cat urine at the end of the tenancy. Despite professional carpet cleaning, the odour persisted. The check-out report, which compared the property’s condition at the start and end of the tenancy, confirmed that the odour had not been present initially but had become evident by the end. While initial professional cleaning was found reasonable as a necessary first step, the problem remained, meaning that the carpets required full replacement to restore the property to a decent standard. A contractor’s report, supported by UV photographs, showed that urine had penetrated through the carpet into the floorboards, which also required treatment. 

Thanks to clear inventory reports, regular inspections, and professional evidence, the adjudicator awarded £540 of the deposit to the landlord and returned £260 to the tenant.  

This case underscores the importance of documentation and inspections to protect landlords from pet-related damage claims, as well as the value of professional evidence in resolving deposit disputes. For more details, read the full deposit dispute article.  

Lets for pets in summary 

The new Renters’ Rights Bill marks a significant shift by giving tenants the legal right to request keeping pets in rental properties. Landlords must consider these requests fairly, as blanket bans on pets are no longer enforceable except in specific, limited circumstances. With pet ownership rising and the rental market evolving, it’s more important than ever for landlords to adopt clear tenancy clauses, carefully vet both pets and tenants, and carry out regular inspections to effectively manage risks. Since pet damage goes beyond normal wear and tear, landlords need robust safeguards in place. 

Protecting your tenancy deposit through a scheme like mydeposits remains essential, and supplementing this with pet damage protection insurance, such as Total Landlord’s cover offering up to £2,500, provides valuable financial security against pet-related damage. 

By embracing responsible pet policies and appropriate protections, landlords can benefit from longer, more stable tenancies, reduced void periods, and a stronger landlord-tenant relationship. To learn more, visit mydeposits and consider joining today, and find out more about Total Landlord’s pet damage protection insurance to keep your property safe and secure.