Pets in Rental Properties: Landlord and Tenant Guide | LegalDocuments.co.uk

Overview

A pet in a rented property is any animal kept by the tenant at the address, whether that is a dog, cat, small mammal, bird, reptile or fish. Whether a tenant can bring a pet into the home usually comes down to two things: what the tenancy agreement says, and whether the landlord (or, in leasehold flats, the freeholder and managing agent) has given permission.

Most assured shorthold tenancy agreements address pets in some way. Some contain a blanket prohibition, some allow pets with the landlord's written consent, and a growing number include a standard clause that permits pets subject to reasonable conditions. The legal landscape in this area has been moving.

The Tenant Fees Act 2019 restricts the deposits and charges a landlord can require, which in turn affects how pets are handled commercially. Separate reform proposals have also looked at making it harder for landlords to refuse pet requests without good reason.

Because the rules continue to evolve, anyone writing or signing a tenancy clause about pets should check the current position before relying on older templates.

Key steps

1. Read the tenancy agreement carefully before signing. Look for any clause dealing with animals, pets, or the use of the property. Note whether pets are forbidden outright, allowed with consent, or permitted subject to conditions. If the wording is unclear, raise it in writing before you commit, because verbal assurances at viewings are difficult to rely on later.
2. Ask for permission in writing, not verbally. If the agreement requires the landlord's consent for a pet, send a written request that describes the animal, its age, size, breed where relevant, and how you plan to care for it while out at work. A written exchange gives both sides a clear record and reduces the risk of later disputes about what was actually agreed.
3. Agree reasonable conditions up front. Many landlords are more willing to say yes when tenants offer sensible commitments, such as professional cleaning at the end of the tenancy, prompt repair of any pet-related damage, or restrictions on where the animal sleeps. Putting these in a written side letter or variation keeps expectations aligned and avoids arguments over what counts as reasonable.
4. Respect deposit and fee rules. Landlords in England cannot demand payments that fall outside the permitted categories under the Tenant Fees Act 2019, and tenancy deposits are capped. Some landlords instead ask for a slightly higher rent to reflect the risks of pet ownership. Tenants should check that anything labelled a pet deposit or pet fee actually complies with the current rules.
5. Keep the property, neighbours and animal welfare in mind. Tenants are responsible for damage caused by their pets, for noise and nuisance, and for meeting animal welfare obligations under the Animal Welfare Act 2006. Regular grooming, proper waste disposal, secure fencing in gardens and considerate behaviour go a long way toward keeping the tenancy, and the relationship with the landlord, on a steady footing.

Common questions