Renting with pets: everything you need to know

As many pet owners already know, renting a house or flat when you have cats, dogs or other animals in tow can be a tricky business. Traditionally, many landlords in the UK have preferred to ban pets in rented accommodation outright – leaving owners unsure of their rights to argue and sometimes struggling to find a suitable home at all. While more than half ( 53%) of UK households are thought to include a pet, only around 7% of private landlords have been advertising pet-friendly properties in recent years.

However, working in partnership with the University of Huddersfield, Sheffield Hallam and Brunel University, Battersea Home for Cats and Dogs recently commissioned research exploring the financial impact of pet ownership in rental properties. This is the first time an economic cost-benefit analysis of landlords renting to tenants with dogs and cats has been done.

The findings provided sound evidence that landlords overestimate the costs of and underestimate the financial benefits of accepting tenants with pets, with key evidence demonstrating that “over the course of 12 years, the total monetary benefits to landlords of letting to tenants with pets exceed the costs”.

Other key stats found within this research included:

• 76% of landlords letting to pet owners did not encounter any damage caused by dogs or cats in their rental properties
• 73% did not observe any discernible increase in wear and tear due to pets
• 84% did not have to deal with noise or other complaints from neighbours regarding the pets in their properties
• On average, the total reported cost of pet-related damage was £300 per tenancy, compared with £775 for non-pet-related damage caused by non-pet-owning tenants

“Research has shown time and again that the concerns some landlords hold around pets far outweighs the actual risk to property,” says Mike Webb, Head of Policy and Public Affairs at Battersea. “We’d always encourage tenants to talk to their landlord, who may be more sympathetic to allowing pets than they expect. There is plenty that tenants can do, which will help to provide landlords with reassurance.”

But where does the law stand on pets in rented accommodation in the UK? It varies depending where you live – and in England, the situation is changing.

In 2021, the government updated its model tenancy agreement – the benchmark template for rental contracts – to remove blanket bans on pets from the standard terms and conditions. Instead, consent for keeping pets became the default position and any restrictions on pets are supposed to be “reasonable”. Unfortunately, however, there’s no legal requirement for landlords to follow this template.

The good news is that things could get easier for pet owners – in England, at least – with the upcoming Renters (Reform) Bill. Introduced to Parliament in 2023, the bill aims to encourage a more pet-friendly renting industry by ensuring that landlords do not unreasonably withhold consent if a tenant asks to keep a pet.

Landlords will be required to consider all pet requests on a case-by-case basis, and the tenant will have the right to challenge unfair decisions through a new Private Rented Sector Ombudsman or through the courts. To protect their properties, landlords will be able to require the tenant to have insurance to cover any pet-related damages.

“At Battersea, we see every day the consequences of loving owners being forced to give up pets because they cannot find a pet-friendly place to live,” Mike says. “It is heartbreaking to watch and so often entirely unnecessary. This is why we have backed the Renters (Reform) Bill, which would give more renters the chance of caring for a pet, while giving landlords the reassurance they need that their properties will be protected.”

The legislation changes regarding renting with pets won’t be happening overnight, however. Once the bill becomes law (expected to happen in Summer 2024), the government will need to give six months’ notice before the new requirements come into force.

In Wales, tenancies are covered by the Welsh government’s Renting Homes legislation, which requires landlords and renters to use clear agreements detailing their rights and responsibilities. Any pets must be added as a term to this, with the agreement of both the landlord and tenant. Unlike England and Scotland, Wales does not cap rental deposits. So pet owners could use the option of paying a slightly higher deposit to reassure the landlord that any damage by pets will be covered.

In Scotland, pets are at the landlord’s discretion, and renters generally need to get written permission to keep them. However, the Scottish government is reviewing its tenancy system, which may affect pets in rented accommodation. In Scotland, there is a higher rental deposit cap than in England of up to two months’ rent. Again, pet owners could use this in discussions with the landlord and offer to pay a bigger deposit upfront to cover any pet-related damage.

There are many good reasons for landlords to allow pets in rented accommodation. Battersea’s study found that renters with pets tended to stay longer than renters without pets, indicating financial and social advantages for landlords in fostering longer and more stable tenancies.

Plus, the financial benefits often outweigh the costs because many landlords charge slightly higher rents to tenants with pets. On average, this works out to be an additional £29.10 per calendar month – though 51% of landlords did not charge any additional rent at all!

The study concluded that the measures contained in the Renters Reform Bill ‘are vital to supporting pet owners in the private rented sector’. Almost a third (29%) of renters without pets said they would be more inclined to consider having a pet if the legislation were passed.

With this in mind, read on for our top tips on successfully renting with pets:

• If a landlord is hesitant about allowing animals in their property, consider asking for a ‘pet reference’ from a previous landlord to confirm that your pet is well-behaved and didn’t cause problems at your former home.
• Another way to reassure your landlord is to provide a ‘pet CV’, giving them more information about your pet. This could include details of veterinary and emergency contacts, any training your pet has completed (such as dog behaviour courses), vaccinations, and flea and worming treatments, to demonstrate that your pet is well looked after. (You might also like to mention if they’re covered for illness or injury with Petplan insurance). You could also invite the landlord to meet your pet in person if this will provide extra reassurance.
• Battersea’s study found that over half (53%) of landlords said that requiring tenants to hold insurance to cover any pet-related damage would make them more likely to consider offering pet friendly properties. So, it’s worth looking into this if you’re considering renting with a pet.
• Never assume that your landlord will allow a pet, or sneak an animal into your home without getting their permission first. This could leave you at risk of eviction for keeping an unauthorised pet. Plus, you’re unlikely to get a good landlord reference, which could make it even harder to find a suitable home in future. If your landlord does say yes to a pet, make sure you get their agreement in writing.
• By being a responsible pet owner, you can help build trust with landlords. Consider the responsibilities of looking after a dog or cat, and whether the property meets their needs. Be sure to address any behaviour or training issues in your pet, and be mindful of any separation-related behaviour in cats or dogs that could cause problems when you’re not at home.