The Default Position: Consent Required, Not Automatic
Under the Renters' Rights Act 2024, landlords will no longer be able to include a blanket 'no pets' prohibition in tenancy agreements. Instead, the default will be that tenants have the right to request permission to keep a pet — and landlords must respond within 42 days, either consenting, refusing with valid reasons, or requesting additional information.
Critically, this doesn't mean automatic permission. Landlords can still refuse — but they must give a specific reason, and they cannot simply refuse because they don't like pets in general. Grounds for refusal include the property being unsuitable (e.g. a small studio flat for a large dog), lease restrictions (for leasehold properties), or the pet being inherently dangerous.
The Model Tenancy Agreement: A Pet-Friendly Template
The government's Model Tenancy Agreement — a template designed to represent fair practice — already defaults to allowing responsible pet ownership. It includes a clause stating that landlords should consent to pets unless there is a good reason not to, and provides a framework for how consent requests should be handled.
While landlords are not legally required to use the Model Tenancy Agreement, the fact that the government's own template supports pet ownership is useful context in a negotiation. You can reference it when making your request — it demonstrates that 'no pets by default' is no longer best practice.
The Tenant Fees Act 2019: Why Pet Deposits Are No Longer Allowed
Before the Tenant Fees Act 2019, some landlords charged a separate 'pet deposit' in addition to the main deposit — a common way of managing the risk of pet damage. The Act banned this. The total deposit is capped at five weeks' rent, and landlords cannot charge additional premiums for pets.
Landlords can, however, ask for a higher base rent to compensate for accepting a pet — this is not a prohibited payment under the Act, because it's rent rather than a charge. Some landlords advertise 'pet-friendly at a slightly higher rent', which is legal. The key is transparency: the higher rent should be clear before you sign, not added on later.
Pet Damage Clauses: What's Enforceable
Landlords can include a clause in the tenancy agreement stating that you'll be responsible for any damage caused by your pet beyond fair wear and tear. This is reasonable and enforceable. What's not enforceable is a clause that holds you liable for speculative or unquantified damage before it's happened.
In practice, this means that if your cat scratches the kitchen units, the landlord can deduct the cost of repair from your deposit (with evidence). But they cannot charge you a blanket 'pet surcharge' at checkout simply because you had a pet — damage must be evidenced. The same deposit scheme dispute resolution process applies.
Practical Tips for Finding Pet-Friendly Landlords
The legal framework is shifting in tenants' favour, but in practice many landlords still decline pets. Making a strong application helps — treat it like a job application for your pet.
- ▸Pet CV or reference: Include a short description of the pet, vaccinations, neutered status, and a character reference from a previous landlord if possible
- ▸Offer a professional clean at checkout: Put in writing that you'll arrange a professional clean at the end of the tenancy — this addresses the landlord's primary concern
- ▸Target purpose-built rental properties: Build-to-rent developments often have explicit pet-friendly policies — search Rightmove with 'pets considered' filter
- ▸Use specialist pet-friendly letting agents: Some agencies specifically focus on matching pet owners with landlords who actively welcome pets
- ▸Private landlords over large agencies: Private landlords are often more flexible than agency-managed portfolios where blanket policies apply across all properties
What to Do If a Landlord Refuses Unreasonably
Once the Renters' Rights Act 2024 is fully in force, a landlord who refuses without valid grounds will be in breach of the legislation. You'll be able to raise a complaint with the Private Rented Sector Ombudsman (a new body created by the Act), or apply to the First-tier Tribunal for a determination.
In the meantime, if you believe a refusal is unreasonable, document the request and the response in writing and seek advice from Shelter or Citizens Advice. The Act may already apply to your tenancy depending on when it was signed and when the relevant provisions commenced.
Key Takeaways
- ✓The Renters' Rights Act 2024 gives tenants the right to request a pet — landlords must respond within 42 days with consent or valid reasons for refusal
- ✓Blanket 'no pets' clauses will no longer be enforceable once the Act is fully in force
- ✓Pet deposits are prohibited under the Tenant Fees Act 2019 — landlords can charge slightly higher rent but not a separate deposit
- ✓Landlords can charge for actual pet damage at checkout (with evidence), but not a speculative surcharge
- ✓A 'pet CV', professional clean commitment, and references from previous landlords all improve your chances
- ✓Unreasonable refusals can be escalated to the new Private Rented Sector Ombudsman once the Act is fully in force