0:01 AM, 26th June 2025, About 7 months ago 25
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Labour’s proposed amendment to the Renters’ Rights Bill has stirred controversy by placing the financial burden of pet-related property damage squarely on landlords.
The changes, set to be debated in the House of Lords next week during the Bill’s Report stage, reverse earlier plans that allowed landlords to mandate pet insurance for tenants.
Previously, the Housing Secretary championed the insurance requirement, stating it would ensure ‘no one is left unfairly out of pocket’.
However, the new rules eliminate this provision, while still expecting landlords to accept tenants with pets unless they can provide a compelling reason to refuse.
That means pet disputes will be resolved in future by courts or the proposed private rented sector Ombudsman.
The National Residential Landlords Association (NRLA) has slammed the changes, warning they could restrict housing options for pet-owning tenants.
Its chief executive, Ben Beadle, said: “This is a shoddy and outrageous way to make law.
“Ministers keep talking about how the Bill works for responsible landlords and yet they seem incapable of speaking to those representing them.”
He added: “Yet again the government simply expects responsible landlords to shoulder even greater risks without any consultation about the likely impact.
“It comes on top of plans which allow tenants to build higher levels of rent arrears, expect landlords to shoulder the cost of delays to an already sclerotic courts system, and make it harder for tenants with poor or no credit ratings to demonstrate their ability to sustain a tenancy.
“Whilst the government might say that they are fighting their corner it is tenants who will lose out as landlords become more risk averse.”
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Crouchender
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Member Since January 2023 - Comments: 308
6:56 AM, 26th June 2025, About 7 months ago
Fighting talk from Beadle but too late. He should have been giving it the talk when Conservative first bought this Bill and Labour would just add bolts and whistles to it. We all knew it but nicey, nicey talk gets you nowhere
Northern Observer
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Member Since May 2024 - Comments: 44
9:18 AM, 26th June 2025, About 7 months ago
Does the government actually want the PRS to exist? The policies of the last ten years by both the conservatives and Labour seem to indicate that they don’t.
Dylan Morris
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Member Since August 2016 - Comments: 1177
9:21 AM, 26th June 2025, About 7 months ago
Reply to the comment left by Crouchender at 26/06/2025 – 06:56I think Ben now realises that this crooked administration (and the one before it that started all this) simply don’t give a damn and will carry on doing what they want to do regardless of any advice/discussion/negotiation with the NRLA. They’re completely blinkered down their landlord hating path. No matter how many times the NRLA tell these clowns they’re making huge mistakes they just won’t listen.
I’ve watched on the NRLA YouTube channel (and also Property Tribes channel) all the Westminster committee meetings which Ben attended over the last few years and I was really pleased at the way he conducted himself. You cannot go in hard hitting from day one, you need to put your case calmly and with good reasoning, which Ben did superbly. At the end of the day it’s their pitch, their rules and they own the stadium and can do whatever they like. Sadly it’s all a dog’s dinner but I thank Ben, Chris Norris and the rest of the NRLA team for trying their best. At least they can hold their heads up and say we tried our best.
I’d very much like the NRLA to now tackle the Making Tax Digital fiasco which is coming our way in April next year. Another utter pointless disaster going to unfold and drive more landlords out of the PRS.
Suicide Jockey
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Member Since October 2023 - Comments: 23
9:29 AM, 26th June 2025, About 7 months ago
As the landlord I carry out all the repairs, maintenance, decorating to my rental properties internally and externally. I’m allergic to animals and cigarette smoke. Is this grounds for me to refuse either of these two categories because it would be putting my personal health at risk working in these types of toxic environment. Can anyone confirm how a landlord would stand on this position for refusal of a tenant who wants pets or smokes?
Londonlandlord
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Member Since June 2021 - Comments: 15
9:47 AM, 26th June 2025, About 7 months ago
Reply to the comment left by Suicide Jockey at 26/06/2025 – 09:29I was not aware that landlords will have no right to exclude smokers after this bill is passed. It is such a nonsense. Damage because of pets must absolutely be the responsibility of tenants as long as they are made aware of it at the beginning of a tenancy or as they aquire a pet and ask for permission. Mind you given that landlords are also apparently responsible for mould and damp that comes from lifestyle choices, its just more of the same – favouring tenants over landlords …
Monty Bodkin
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Member Since June 2014 - Comments: 1546
9:55 AM, 26th June 2025, About 7 months ago
https://www.bbc.co.uk/news/articles/ce9xjmz70m5o
Pet owners are increasingly having their sick animals put down or they are delaying taking them for treatment to avoid spiralling vet bills, vets and animal charities have warned.
Northernpleb
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Member Since November 2019 - Comments: 143
9:55 AM, 26th June 2025, About 7 months ago
All of this Anti Private Landlord Legislation and Taxation. Will have the following outcomes
Fewer Properties to rent. (were down now)
More Landlords Selling up.
More Homeless people.
Less than perfect Tenants having no Chance of Renting a from a Private Landlord.
Higher Rents to cover costs and risks.
If there is only more legislation more Taxation more fines. more doom and gloom why would anyone invest in Rental Property.
Judith Wordsworth
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Member Since January 2015 - Comments: 1371
10:04 AM, 26th June 2025, About 7 months ago
Reply to the comment left by Suicide Jockey at 26/06/2025 – 09:29
The REASONABLE grounds to refuse pets are
1. if any owner-occupier or landlord of any flat in the building, or occupant of a flat or any visitors to the building (which includes delivery people, postmen, tradesmen or contractors etc have allergies to pets eg cats/dogs/birds/reptiles/rodents then this is a valid reason to reasonably withhold consent and refuse any requests.
2. If a Leasehold property (flat or house) if the Head Lease doesn’t allow pets then this is a reason to reasonably withhold consent.
3. If a flat: some pets may be a vocal nuisance to occupants of the building and a valid reasonable ground for reasonably withholding consent and refusing any requests.
Caroline Newman
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Member Since February 2020 - Comments: 20
10:36 AM, 26th June 2025, About 7 months ago
As an agent we are showing an average of 10 tenants per open house. 5 Application’s per property. Serious supply issue. Anyone with pets that a landlord isnt keen on – sadly just doesnt get considered. Those landlords that are flexible are charging pet rent. Tenants are so much worse off under these stupid rules as end up paying more rent. The Tenant Fee Ban was the initial catalyst to increased rents as agents passed charges on to landlords who then increased rents. High interest rates also drove rents up, supply shortage – high demand has driven rents up. I wont swear on here but the government are absolutely clueless.
Phil Hayward
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Member Since July 2019 - Comments: 14
10:51 AM, 26th June 2025, About 7 months ago
As a former Letting company director and a current Landlord with a portfolio of 15 x properties. I’m selling 5 of these with immediate effect on the strength of this Bill and the new impending legislation. The other 10 will follow in good time. There is no incentive to invest in rental property anymore. Politicians on both sides of the house don’t want the Private Rental Sector to exist. I’m not sure where Reform UK stands on all this?