Renters' Rights webinar: Your questions on pets

Questions on pets in rental properties remain some of the most common calls coming in to us here at the NRLA, with more than 550 of you joining our webinar this week to find out more. 

Mitch Handley from Inventory Hive and Sandy Bastin, Director of Resolution at the Tenancy Deposit Scheme (TDS) - both NRLA partners - shared their expert advice on how to ensure you are meeting your obligations.

As well as covering off some of the most popular questions submitted ahead of the webinar, the team answered specific questions coming in from attendees on the day.

Here are some of your most frequently asked questions

Can I charge more rent because a tenant has a pet?

No – landlords cannot require higher rent simply because a tenant keeps a pet.

Can I ask for a larger deposit?

No – the normal tenancy limits still apply.

What if a pet damages the property?

Tenants are responsible for damage caused during the tenancy and evidence will be key to any claim. A fair pet policy setting out the expectations on the pet and their owner will help to support any claims for damage.

What if my superior lease forbids pets?

If the superior lease bans pets this will be a reasonable basis to refuse permission.

What if I simply don’t respond to a request for a pet?

Tenants can apply to court or, in future, the new ombudsman to force you to allow the pet. It also prevents you setting reasonable expectation about the pet’s behaviour.

Is there such a thing as too many pets? Can a landlord place a limit on the number of pets allowed?

It depends on the size and type of property as to whether it would be reasonable to have, say, five dogs – if you had a large house in the countryside that might be reasonable. It’s reasonable to raise that as a concern. Any refusal would have to be evidence based. One should consider health and safety issues and the impact on one’s neighbours.

If the leaseholder forbids pets can that be in the advert?

Yes – you can include that in an advert and it’s helpful to be transparent at the outset. Landlords might want to consider preparing a pet policy before advertising to help prospective tenants.

How do you collect evidence when a tenant decides to have a pet mid-tenancy?

A tenant should ask permission in the usual way at any point in the tenancy. You should have your original inventory with photographs from the start of the tenancy and you could choose to organise a routine inspection ahead of the arrival of a new pet and take new photographs. As with any changes in the tenant’s circumstances, and as a matter of good practice routine inspections help ensure that a landlord and tenant will have a smooth-running tenancy.

What if a tenant chooses to look after other people’s pets or dog-sit?

You should look at the terms of the tenancy agreement, which might include clauses on using the home to run a business. A tenant could be in breach, in the same way that a tenant running a childcare business would need to agree that. Most tenancies will include clauses that restrict using a rental property to run a business of that nature.

How do you guard against fleas for the next tenant?

When you consider granting permission you might want to check that a pet is up-to-date with flea treatment, worming treatment etc. That could reassure you that a pet is not likely to cause harm to a future tenant. You would need to demonstrate an infestation was caused by a previous owner. It’s not unreasonable to ask for a vet’s report before giving permission for a pet if you have concerns.  

More information

• To access the NRLA's exclusive guide to pets in lets, including downloadable documents to help you assess tenants' requests for pets click here.
• To visit our Renters' Rights Hub, packed with information and resources to help you manage your obligations under the new rules, click here. 
• To read the latest from the Government on the rules surrounding pets after 1st May click here.  
• The NRLA's award-winning training academy runs a comprehensive Renters' Rights Act training offer. Click here to book your place.