Should You Allow Pets in Your Rental Property?
The Renters' Rights Act 2024 makes it harder to refuse pets and harder to charge a pet deposit. Here's how to set up pet lets that protect your property — and your insurance.
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Introduction
The Renters' Rights Act fundamentally changes pet policy. Refusal will need to be reasonable and evidenced. Smart landlords are getting ahead of the change by structuring pet lets to capture the rent premium while protecting the property. Here's the playbook.
Legal position after RRA 2024
Tenants will have a statutory right to request a pet in writing. Landlords must respond within 28 days. Refusal must be reasonable — e.g. leasehold prohibition, allergy of resident, unsuitable property — and evidence must be available. Blanket no-pets policies become unenforceable.
Pet insurance condition
The Act expressly allows you to require the tenant to hold pet damage insurance for the duration of the tenancy. Specialist providers — PetSure, Tenant Pet Liability — cover £25,000–£50,000 of damage from £8–£12 per month.
Deposit cap
The Tenant Fees Act 2019 caps the total deposit at five weeks' rent — no separate 'pet deposit'. You can't get round this by calling it something else. Your protection is the insurance condition and a thorough inventory.
Pet schedule
Always attach a written pet schedule to the tenancy listing: species, breed, age, weight, name, microchip number, vet contact and current vaccination status. Any new pet during the tenancy requires a fresh schedule and written consent.
Inventory and condition
Pre-tenancy professional inventory with high-resolution photos of all flooring, skirting, doors and walls. Re-inspect mid-tenancy (with proper notice) at 6 months. End-of-tenancy comparison with the same shots makes deposit deductions defensible.
Rent uplift opportunity
Pet-friendly lets in 2026 typically command £50–£150 per month premium in cities — often £600–£1,800 a year. Lower void periods too, as the pet-friendly stock is scarce relative to demand.
HMO and leasehold restrictions
Most leasehold flats prohibit pets in the headlease — you can't unilaterally override. HMOs often have shared-tenant agreements making pets impractical. These are reasonable grounds to refuse under the new regime.
Final word
Smart Sleep Property handles the heavy lifting — referencing, compliance, deposits, repairs, and full tenancy management across Norwich and Norfolk. Get in touch if you'd like us to handle this for you.
Frequently asked questions
What is the key rule for pets in rental property?+
Once the Renters' Rights Act is in force, landlords cannot unreasonably refuse a tenant's written pet request. You can require pet insurance from the tenant. Pet deposits remain banned under the Tenant Fees Act — the 5-week cap is total. Pet lets achieve 7–12% higher rent in many markets.
Does this apply across England?+
Yes — this guide covers England. Scotland, Wales and Northern Ireland have separate but broadly similar regimes.
Where can I get help?+
Smart Sleep Property offers compliance support, document templates and full management for Norwich and Norfolk landlords.
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