Lack of clarity on pet rules in Renters’ Rights Bill could lead landlords to refuse pets
7 months ago | 7 comments
Landlords urged to move beyond personal opinions on pets
12:01 AM, 10th November 2025, 5 months ago
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A lawyer has warned landlords and letting agents to focus on asking the right questions about pets rather than relying on their personal feelings.
In a LinkedIn post, David Smith said the “current thinking of landlords and agents in relation to pets is one-dimensional” and needs to become more nuanced.
Under the Renters’ Rights Act, tenants have the right to reasonably request a pet, and landlords cannot unreasonably refuse permission.
Landlords and their agents will give reasons for wanting to say no to pets
Writing on LinkedIn, Mr Smith explains: “Frequently, landlords and their agents will give reasons for wanting to say no to pets that are entirely to do with them and their personal viewpoints on pets.
“For example, people will say to me that they don’t want pets in their property or, more usefully, that they have a potential allergy to pet hair and might want to live in the property again themselves. There also seems to be quite a narrow assumption for most landlords and agents that pets mean cats and dogs, while the definition of pets is not limited in the Renters’ Rights Act.
“Of course, most people have cats and dogs as pets, but there are a lot of other possibilities. There is also the point that cats and dogs are not all the same. There are wide variations in size, exercise needs, allergens and space requirements. The current thinking for a lot of landlords and agents is quite one-dimensional in relation to pets.”
Consider the property and what sort of pet it is likely to be compatible with.
Mr Smith says landlords and letting agents should follow two key steps when considering pet requests.
Mr Smith writes: “Step one is to consider exactly what pet the tenant is after and the key factors associated with that pet that are likely to be linked to the property.
“The second stage is to consider the property and what sort of pet it is likely to be compatible with.
“For example, if I am letting out a large country house with five acres of garden and associated fields then that is likely to be compatible with a very wide range of pets up to and including animals such as sheep or horses and a fairly unlimited range of cats and dogs.
“However, a small terrace house in a city with no garden to speak of is likely to be compatible with a smaller range of pets, which might include fish, small animals such as hamsters, and dogs and cats. Horses are not likely to work out well!”
He adds: “The final step, once a decision has been taken to accept a pet, is to think about mitigating risks. Nothing in the legislation specifies that a landlord cannot apply reasonable conditions to a pet consent, provided that they are reasonable. I would expect that most landlords would want to identify the type and number of pets they are consenting to and may also wish to impose reasonable limits on care to avoid nuisance to neighbours and damage to property.”
Too much focus on how an individual landlord feels about pets in their property
Mr Smith adds that many landlords are currently not asking the right questions when it comes to pet consents.
He said: “There is too much focus on how an individual landlord feels about pets in their property. The proper consideration should involve much more specific questions, which are unconnected to personal opinions and relate to a question of compatibility between pet and property.
“This is a more legally consistent approach and one that is far more likely to come up with an answer that can be justified in court or before a landlord redress scheme.”
Tags:
Landlords, Letting Agents, pet consent, pet policy, pets in rental properties, Renters’ Rights Act
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Member Since June 2015 - Comments: 333
10:18 AM, 10th November 2025, About 5 months ago
My personal opinion of pets is that I don’t want any and I’m frightened of dogs and have a real issue with dog saliva. If a dog slobbers on me I have to have a thorough wash and probably change my clothing.
Having said that, some of my tenants have pets. One has a dog (which I try to avoid), another has guinea pigs which used to live in a big cage in their garden but now seem to have been moved into the lounge. The house smells like a zoo but at least I don’t have to live with it.
A couple of months ago a new tenant asked if they could bring their blue tongue skink with them. When I Googled it the information said they needed to live in a large tank. The tenant said the tank was 6′ x 3 ‘ (the same size as a single bed). I have no idea where they thought it would fit. The only way to accommodate a tank that size would be to get rid of either the tenants bed, the communal sofa or the communal freezer. Completely unworkable and hopefully the type of refusal that will be deemed to be reasonable.
Member Since February 2025 - Comments: 69
10:27 AM, 10th November 2025, About 5 months ago
This isn’t very helpful legal advice. He states the obvious in legalese and fails to give any examples of what might entitle a landlord to expect neighbour nuisance or damage and how much it would cost to repair.
Here are my examples of what you might consider: Is there a reference from a previous landlord where the tenant (or the pet’s previous owner) lived with that particular pet? A puppy or kitten or older rescued dog/cat is more likely to cause damage. There is guidance on how long a dog should be left alone, and on how much walking different breeds need, so maybe a reasonable condition would be that the tenant arranges for a dog walker and gives them keys. But giving a non-resident keys might be an unacceptable security risk in a block of flats…
All common sense, so the legal trick is to have a proper discussion directly with the tenant, write down what you’ve been told about the pet, your thoughts/concerns, your refusal or any conditions attached to your consent, share it with the tenant and file it carefully. And of course, carry out regular inspections of the property with written notes shared after each one.
Member Since October 2020 - Comments: 1162
1:02 PM, 10th November 2025, About 5 months ago
Reply to the comment left by Kate Gould at https://www.property118.com/landlords-urged-to-move-beyond-personal-opinions-on-pets/#comment-198885"
; rel=”ugc”>10/11/2025″ rel=”ugc”>10/11/2025" rel="ugc">https://www.property118.com/landlords-urged-to-move-beyond-personal-opinions-on-pets/#comment-198885">10/11/2025https://www.property118.com/landlords-urged-to-move-beyond-personal-opinions-on-pets/#comment-198885“>10/11/2025
Member Since May 2015 - Comments: 2196 - Articles: 2
1:04 PM, 10th November 2025, About 5 months ago
I look forward to renting from Mr Smith and keeping my buffalo in the lounge.
Member Since May 2024 - Comments: 111
2:50 AM, 11th November 2025, About 5 months ago
Coming soon..
Landlords don’t have a right to refuse a tenant with children even though damage is likely to be higher.
Landlords don’t have a right to refuse a tenant who can’t afford the rent without financial help from the council even though that help may not keep pace with inflation.
Landlords have to, in most cases, agree to a pet even though damage is likely to be higher. Higher deposits or insurance were vetoed because of the financial burden on tenants for their own choices..
Landlords have to agree to a 12 month tenancy while the tenants can give a 2 months ‘no fault leaving’ notice.
Tenants can argue a price increase which (even if found to be fair) will not be backdated even if the process takes months. This means that every case will save the tenant money and ensure that the tribunals are completely overwhelmed.
Sorry for thinking so two dimensionally but it would be a lot easier if the government just mandated that we turn our properties over to Lloyds and the other corporations to save us the guilt of evicting and selling up.
Member Since March 2023 - Comments: 1506
7:17 AM, 11th November 2025, About 5 months ago
I have always allowed small pets in my properties, Now have 5 remaining properties of which 4 have pets – I even had cat flaps fitted to 2 of them
Member Since May 2015 - Comments: 2196 - Articles: 2
8:10 AM, 11th November 2025, About 5 months ago
Reply to the comment left by GlanACC at 11/11/2025 – 07:17
But Glen, I need Buffalo flaps!
Member Since September 2018 - Comments: 3514 - Articles: 5
8:58 AM, 11th November 2025, About 5 months ago
what we need a long list of questions to send back to the tenant if a pet is requested. Worded correctly means the answers themselves will give ‘reasonable’ grounds for refusal…
Member Since October 2020 - Comments: 1162
2:19 PM, 11th November 2025, About 5 months ago
Reply to the comment left by Jack Jennings at 11/11/2025 – 02:50
I think you mean Landlords have to agree a tenancy for life, not 12 months.
Member Since October 2022 - Comments: 6
11:24 AM, 14th November 2025, About 5 months ago
Reply to the comment left by GlanACC at 11/11/2025 – 07:17
just having to re carpet a whole flat due to the overwhelming smell of cat pee. Know from past experience even commercial carpet cleaners can’t get rid of the smell. So definitely don’t want to let to a new tenant with a cat. Plus flat is on the third floor.
Old tenant never said they had a cat.