The first major changes under the Renters’ Rights Act come into force on May 1st.
The Act is the biggest change the private rented sector has seen in decades. With this in mind, we recently asked landlords how they’re feeling about the upcoming deadline, if it’s a concern, and, if so, which areas are causing the most worry.
In the lead up to the 1st of May we’ll be answering your most common questions. Having started the series with rent increases, Section 21 and Rent Repayment Orders, we now turn to pet requests.
As a reminder - the Renters' Rights Act applies to England and does not apply to landlords who live with a lodger.
How does a tenant request a pet?
Tenants must ask you in writing. Their request must include a description of the pet they wish to keep.
How long do I have to respond to a pet request?
You have a 28-day window to respond in writing from receiving the request.
If you need more information, you can ask for details (e.g. the pet’s breed or size). Once the tenant provides the extra info, you have 7 days to give a final decision.
If you do not respond within 28 days, the tenant can apply to the court.
Can I refuse a pet request?
You must consider requests on a case-by-case basis. You cannot refuse without a fair reason.
Valid reasons for refusal include:
- Lease Restrictions: If you’re a leaseholder and your freeholder prohibits pets.
- Property Size: The property is too small for the type or number of pets requested.
- Health & Safety: Another tenant has an allergy.
- Legality: The animal is illegal to own.
If you refuse a request for a pet, you’ll need to respond to your tenant in writing and explain why you’re refusing the request.
Can I change my mind after I say yes?
No. Once you provide written consent for a specific pet, you cannot withdraw it later. However, if the tenant wants a second pet, they must go through the full request process again.
What about pet damage?
You can still use the tenancy deposit to pay for repairs caused by pet damage at the end of the tenancy. You cannot claim for the same damage from both the deposit and an insurance policy.
What happens if I refuse and the tenant disagrees?
If a tenant believes your refusal is "unreasonable," they can submit a complaint to the Private Rented Sector Ombudsman or start court proceedings against you. You’ll be required to provide evidence to support your decision.
Can landlords require pet insurance?
No. The final Act does not allow landlords to require tenants to pay for pet insurance.
For further information on upcoming changes: Refer back to the Government's guide to the Renters' Rights Act.
Disclaimer - This is for general information purposes only and shouldn't be treated as legal advice. We recommend you consult an experienced solicitor if you need specific legal advice.