How landlords can reduce the risk of damage from pets

With the Renters’ Rights Act introducing an implied right for tenants to have pets, there is concern among landlords about the damage that pets may cause. This is exacerbated by the fact that it is not only a breach of the Tenant Fees Act to require a tenant to take out insurance against pet damage, but it’s also a breach for a landlord to require an extra deposit for pets, over and above the maximum 5 weeks permitted for a tenancy deposit.

In this blog post, I explain how landlords can be pet-friendly, whilst reducing the undeniable increased risk of damage that pets bring.

I understand why landlords have concerns about pets, as I used to have a “no pets” policy. However, I changed my approach in 2022, and now believe that it is a good thing for landlords to accept reasonable pets if the property is suitable.

I therefore share lots of practical tips in this post about how landlords can be pet-friendly, all while managing the undeniable the risk of pet damage, with a link to a template pet policy.

I also touch on what the Renters’ Rights Act says about pets. For more detailed information on the Renters’ Rights Act provisions relating to pets, see the blog post: Renters’ Rights Act and the new right of tenants to keep pets.

If you’re looking for more guidance, my bestselling book, The Good Landlord Handbook, takes you through each stage of the tenancy cycle, with the rules in the Renters’ Rights Act fully integrated.

If you have questions, you can ask me at twice-monthly livestreams in my membership, The Independent Landlord Hub.

Why don’t landlords like letting to renters with pets?

Few landlords would disagree with the following from the 2022 White Paper, A Fairer Private Rented Sector: “pets can bring joy, happiness, and comfort to their owners, as well as supporting their mental and physical wellbeing including through challenging times”. Yet this is something that is subject to cognitive dissonance on the part of landlords.

I was the same. When I first started out as a landlord, I had a blanket no pets policy. I love dogs, and we had two labradors when our children were growing up. I saw myself the special bond between children and dogs, and think it’s wonderful for children to have pets.

However, perhaps it’s my own experience of having dogs that made me reluctant to allow pets in my buy to lets. For instance, the huge amounts of hair that yellow labradors shed all year round. That lingering smell, and the damage they caused when they were puppies. And don’t get me started on the damage cats can do.

Pets can be very destructive. With the current limit on deposits at 5 weeks’ rent, and the fact that pets can easily do more damage than this, it’s clearly a risk for landlords to take on renters with pets. It has simply been easier to choose renters who don’t have pets, and then “just” have the normal wear and tear risks.

Some pets are badly behaved. We all know of yappy dogs that don’t stop barking. Some dogs even howl when they’re left alone. This can make relations with neighbours fraught. If they are not treated regularly, dogs and cats can carry fleas and mites, which can be challenging to eradicate from carpets. Accepting pets may also make it difficult to rent the property to anyone with allergies at a later date.

Another reason for landlords not allowing pets includes the property being too small, especially flats without an outdoor space. It can also be problematic for renters in HMOs to have pets, or to accept them in short term holiday lets, because of the risk of fleas or guests with allergies.

Finally, for rental properties that are flats, sometimes the head lease with the freeholder actually prohibits pets, or requires consent.

Why should (most) landlords be pet-friendly?

There has been a lot of concern among landlords about the rules about pets in the Renters’ Rights Act, but there are definite benefits to landlords in allowing them. I allow renters to have pets in my properties, but as they are houses with gardens, they are well suited to both dogs and cats.

First of all, landlords are giving their renters the opportunity to live in their property with a pet, which will be good for the mental health of the renters’ and their children. It’s part of being a good, socially responsible landlord. If your property is suitable, it’s the right thing to do. Read more about being a good landlord in my blog post.

Next, because so few rental properties are officially pet-friendly at the moment, it increases demand from renters with pets for the property.

Likewise, renters with pets tend to stay longer, which is great from a management time perspective. It avoids all the work that goes into preparing a property for new renters, each time a tenancy comes to an end. Also, reducing voids increases total returns.

A 2024 study led by University of Huddersfield, commissioned by Battersea Dogs and Cats Home of over 2,000 landlords found that tenants with pets stayed for an average of 63 months, compared to 58 months for those without pets, ie an additional 5 months. This suggests that there is less turnover of tenants who are pet owners, reducing voids and increasing total returns.  

Lastly, because of the increased demand, and to recognise the greater wear and tear, it’s usually possible to charge a little more for rental properties where pets are welcomed.

Practical tips to reduce risk of damage from tenants’ pets

Whether you’ve decided to become pet-friendly in principle, or are obliged to accept pets because of the rules in the Renters’ Rights Act, how can you reduce the risk of damage to your property?

First of all, to get things into perspective, according to the University of Huddersfield 2024 study, 76% of the 2,000 landlords reported that they did not encounter any damage caused by pets in their rental properties, and 84% didn’t have any noise or other complaints from neighbours about their pets. Also, 73% didn’t notice any discernible increase in wear and tear.

So the chances are that you won’t have any issues, but you can reduce the odds of damage by following the steps below.

Remember that being “pet friendly” doesn’t mean you welcome all pets but, and the Renters’ Rights Act doesn’t say you’ll have to accept all pets. Instead, you’ll need to consider pets on a case-by-case basis and will be able to turn down a request if you have a good reason to do so.

How to assess the suitability of a pet for a rental property

One of the first considerations is size; the size of the pet and the size of the property. Is there enough room for the renters and their pet? A large dog in a small flat might not be practical.

The breed of pet is very important, as that will determine the average size, breed traits, energy levels and behaviour tenancies. Larger dogs or certain breeds might present greater risk of damage or noise. Indoor-only cats typically pose fewer risks compared to outdoor pets, so long as they have been trained to use a litter tray and have scratch pads.

For dogs, having secure outdoor space and adequate room will make a property more suitable. A property with laminate, vinyl or tiled flooring will be lower risk than a property with carpet.

Ask for a “pet reference” from applicants

Technically, the implied right to have a pet in the Renters’ Rights Act only applies to “tenants”, and not applicants or prospective tenants. Therefore, a landlord can turn now applicants who have pets. That said, I don’t think that’s the right thing to do, as once they move in, they can ask. It’s far better to deal with it up front to help you assess the risk.

If an applicant has a pet, the landlord should ask for a pet reference.

A “pet reference” is a testimonial from a previous landlord or pet professional (like a vet or pet sitter) that will provide details on whether the pet is well-trained, neutered, their behaviour and temperament and whether the pet has caused any damage.

First of all, ask to have an informal chat to their current landlord, as well as a formal reference that asks specifically about the pet. You’re likely to pick up more from a conversation. Even a pause or the tone of voice might alert you to problems. That said, bear in mind that if they are problem tenants, the landlord might be pleased to see them go!

As with all landlord references, the current landlord might not tell the whole truth, so it’s a good idea to speak to a previous landlord.

Arrange for a visit to the applicant’s current property

Many pet charities will do home visits to check to see how well the pet is looked after and whether there is any obvious damage.

Another idea is to go to where the tenants live yourself to do the right to rent check, and also see the condition of the property.

Ask them to invite you to their current home so you can see for yourself. These are the sorts of things I’d look for:

• How does the dog respond in the garden?
• Is the dog aggressive?
• What’s the state of the garden?
• Is there a scratch pole for the cat?
• Does the dog have a crate?
• Take a deep breath – does the property smell?
• What’s the condition of the woodwork and carpet?
• How clean is the property?
• Is the dog friendly? Does it bark a lot?

If they have a cat, do they need a cat flap? Who will pay for it? Is it even practical in your property? Are they trained to use a cat litter tray? Do they have scratch posts?

If a visit isn’t practical, you could ask to see photos of the pet. (I did this when my renters were moving to the UK from abroad).

Carry out regular inspections

Regular inspections are important for all tenants, but all the more so after the landlord has given consent for the tenant to keep a pet, to set expectations and spot early signs of damage.

After the tenant moves in a pet, it’s a good idea to visit a few weeks later to check on the welfare of the pet and to see if the tenant is complying with the pet policy. Make sure you follow up in writing if they are not complying with the policy, eg not picking up dog poo, or if there are complaints from the neighbours that a dog is barking as it is left alone longer than is allowed in the Pet Policy.

I print out a copy of the inventory and take it with me, just in case I need to point out damage in an area. If you spot problems, you should increase the frequency of inspections.

Why a pet policy is crucial

It’s important to set expectations in a Pet Policy that is annexed to your tenancy agreement. Here is a simple pet policy that is based on the policy I use for my own properties: The Independent Landlord Model Pet Policy.

Landlords can’t ask tenants to take out pet insurance, or ask for a higher deposit, so it’s best to ensure tenants understand what they need to do if you are going to agree to them having a pet.

The tenancy agreement needs to say that the tenant accepts responsibility for the control, care and cleaning of the pet. Also, that they will repair any damage their pet causes. Some landlords also increase the rent for pets, to take account of the extra wear and tear, but bear in mind this is more complicated now the Renters’ Rights Act is in force, as landlords can only increase the rent once a year, and the increase subject to challenge by the tenantsat the First-tier Tribunal.

It’s sensible to require the tenants to carry out a deep clean at the end of their tenancy to a professional standard. This should include carpet cleaning, assuming the carpet had been cleaned or was new at the start of the tenancy.

Note that the Tenant Fees Act prevents landlords from requiring tenants to pay for professional carpet cleaning. But it’s legal to require carpet cleaning to a professional standard. If the tenants clean the carpets, more of the deposit will be left for repairs to any damage, say to woodwork.

It’s vital to have a detailed inventory with clear photos of every part of the property, including the garden. Without this, it may be difficult to prove the condition of the property before the renters moved in.

>> Related Pos: Positive End of Tenancy Checkouts: How to Achieve Them

Free template model of a Pet Policy for landlords

As well as having specific clauses about pets in your tenancy agreement or in an addendum (see below), it’s important to have a Pet Policy which makes your approach to pets and any damage they cause clear.

I think it’s entirely reasonable to ask tenants with pets to do a deep clean of the property to a professional standard, including the carpets, at the end of the tenancy. If the tenants do this themselves, or pay a cleaning company to do so, it frees up the rest of the deposit in the event of damage.

Do note that landlords can’t that tenants use a professional cleaning service, as that would infringe the Tenant Fees Act 2019. The Act prevents landlords from requiring tenants to meet any conditions that could only be met by paying a fee for a third-party service. Instead, landlords can require cleaning a “professional standard”, which is permitted. (See page 21 of the Guidance for Landlords on the Tenant Fees Act 2019 which states: ‘You may request that a property is cleaned to a professional standard”.)

As I’m a lawyer, I decided to draft my own Pet Policy, which builds on the model pet policy from Lets with Pets. I have turned my own pet policy into a model Pet Policy for other landlords to use, which you can access below:

>> Free Template: The Independent Landlord Model Pet Policy

Template addendum to tenancy agreement to allow a pet

The simplest way to allow a tenant to have a new pet is to sign an addendum or side letter. Alternatively, you can use the wording in the model tenancy agreement below.

Here is an example of wording that landlords can insert into an addendum or side letter that spells out that permission is given for a particular pet, and that permission will be needed for any further pets.

Pet-friendly model tenancy clause

In 2021, the Conservative Government published a new Model Assured Shorthold Tenancy Agreement, which is useful for landlords to read. It contains the following clause on renters keeping pets:

Here are key points to flag about the model pet clause for tenancy agreements:

• Renters must seek their landlord’s prior written consent if they wish to keep pets or other animals at the property. There is no automatic right for renters to have pets.
• Landlords must respond within a reasonable time to their renter’s request.
• Landlords need to consider the request “on its own merits”.
• So long as the landlord is satisfied the tenant is “a responsible pet owner” and the “pet is of a kind that is suitable” for the property, they must give consent.

The guidance makes a few additional useful comments. Firstly, responsible pet owners should use best efforts to ensure their pet isn’t a nuisance to neighbours. Secondly, they need to ensure their pet doesn’t cause “undue damage” to the property. Thirdly, landlords should only turn down a request if there is a “good reason”. The guidance gives two examples: “large pets in smaller properties or flats” or where it could be “impractical” to have a pet.

What is the current law for tenants who want to keep a pet?

Let’s look at what the situation currently is for renting with pets.

Can landlords refuse to allow tenants to keep pets now?

No, not unless they have a good reason to turn down the request. Under the Renters’ Rights Act, tenants have an implied right to a pet, provided they follow statutory the procedure. See: Tenants’ rights to have pets in Renters’ Rights Act.

Many landlords include “no pets” clauses in their tenancy agreements, but since the Renters’ Rights Act came into force on 1 May, these clauses are null and void.

What has the Renters’ Rights Act changed about pets?

The Renters’ Rights Act gives tenants the implied right to ask the landlord for consent to have a pet. The landlord can’t turn down the request unless they have a good reason. This includes a prohibition in any superior lease, the pet or number of pets being unsuitable for the property, the property being an HMO, concerns about pet welfare (eg the tenants want to have a dog but will be out at work in the working week, leaving the dog home alone).

This right doesn’t apply to applicants, only tenants, which means that landlords will still be able to say “no pets” on any listing or advertisement.

The landlord has 28 days to respond to the tenants with their decision.

For more details, read the Related Post below.

>> Related Post: Renters’ Rights and the right of tenants to keep pets

Can a landlord ask for a higher deposit if a tenant wants a pet?

No. Part of the reason why many landlords don’t like tenants keeping pets is that the Tenant Fees Act 2019 states that landlords can’t ask for more than 5 weeks’ rent as a deposit for the tenancy.

This was not changed by the Renters’ Rights Act.

Can a landlord ask for a tenant to take out insurance against pet damage?

No. This was rejected by the House of Lords when the Renters’ Rights Bill was going through parliament.

It is a breach of the Tenant Fees Act for a landlord or letting agent to require a tenant to take out insurance against pet damage as a condition to their granting consent for the tenant to have a pet.

Final thoughts

Accepting pets is not without risk, and many landlords currently prefer not to take on board that risk. Consequently, there’s a lot of resistance to accepting pets now that tenants have an implied right to have pets under Renters’ Rights Act.

However, tenants with pets tend to stay longer, which reduces voids. There are lots of steps that landlords can take to minimise the risk of pets, and I am pleased I changed my policy and now accept pets.