Renters’ Rights Act: Pet Rules/Landlord Changes

 The Renters' Rights Act has introduced significant changes to how private landlords should treat requests from tenants to keep companion animals. Legal expert David Smith and charity voices from the Society for Companion Animal Studies (SCAS) agree the law marks a shift — but emphasise different priorities. Landlords now need a clear, consistent, and evidence‑based approach that balances property protection with tenants' wellbeing.

What is clear from David Smith's analysis is that it is not about you and your views on pets do not matter - it is a question of the properties suitability for the particular pet.

• Stop relying on personal preferences or blanket "no pets" positions.
• Stop treating all pets as the same; the Act expects decisions to be about the specific animal and the specific property.
• Stop making decisions without written records or a transparent process.

 David Smith recommends a two‑step, compatibility‑focused method:

• Step 1 — Ask for specifics: treat the request as about the actual pet (species, size, age, neuter/vaccination/microchip status, where it will be kept, any training or behavioural history).
• Step 2 — Assess the property: consider dwelling size, outdoor space, shared areas, proximity to neighbours, and any freeholder or management rules. Decide whether the animal is compatible with that property.

If consent is given, impose reasonable, proportionate conditions aimed at mitigating risk — for example limits on numbers, cleaning obligations, or noise and waste controls.

 The SCAS welcomes the Bill as recognition of the importance of companion animals for mental and physical wellbeing, noting pets can be "lifelines" for people facing isolation or health challenges. The charity also warns of gaps in coverage for social housing, freehold‑restricted properties and certain charitable or legacy tenures and calls for broader dialogue to secure pet‑inclusive housing across sectors.

• Revise tenancy paperwork: remove blanket bans and add a formal pet‑request and consent mechanism that records type, number and any conditions.
• Create a standard pet request form requiring species, size/weight, age, health/vaccination/microchip details and where the pet will be kept.
• Use a written assessment checklist to record property compatibility and the reasons for any approval or refusal.
• Put all decisions in writing and document the basis for refusal on property‑specific grounds.
• Train staff and agents to apply the compatibility checklist and avoid subjective reasons for refusal.
• Check lease chains and freeholder rules early; identify where superior landlord restrictions may apply.
• Require evidence of tenant liability insurance where appropriate and agree reasonable cleaning or repair arrangements for the end of tenancy.

• Tenant completed pet request form — yes/no.
• Property assessment recorded against checklist — yes/no.
• Decision recorded in writing with reasons and any conditions — yes/no.
• Insurance/cleaning/damage arrangements agreed — yes/no.
• Agent/staff briefed and tenancy paperwork updated — yes/no.

 A reasoned, documented policy that assesses the compatibility of the specific pet with the specific property is both more legally defensible and fairer to tenants. It reduces the risk of disputes, supports tenant wellbeing where appropriate, and aligns landlord practice with the intent of the Renters' Rights Act.

Final thought: Yet more work for private landlords and yet no similar obligation on social landlords…