Letting to Pets: Should Landlords Allow Pets in Their Rental Properties?

For many tenants, a property isn't truly a home without their pet.

A dog, cat or other animal can be an important part of someone's life, so it's understandable that more renters are looking for properties where they can live with their pets.

For landlords, however, the question is often more complicated.

Will there be damage?
Will the property be harder to maintain?
What about neighbours?
What if another tenant has an allergy?
And how does this work in a shared house or HMO?

With the rules around pets in private renting changing in England from 1 May 2026, it's an area landlords need to understand rather than simply having a blanket "no pets" policy. Tenants can request to keep a pet, and landlords can only refuse where there is a valid reason.

So, should landlords be more open to pets?

Pets Can Open Up Your Property to More Tenants

One of the biggest advantages of allowing pets is simple:

You potentially increase the pool of tenants who can consider your property.

Pet owners can find renting difficult, particularly when a large proportion of available properties don't accept animals.

If your property is suitable for pets, you're potentially making it attractive to a group of tenants who may have fewer options.

And that can be particularly valuable in a slower rental market.

Instead of competing with every other property available, you may be able to appeal to tenants who are specifically looking for a pet-friendly home.

But Pet-Friendly Doesn't Mean Anything Goes

Being open to pets doesn't mean saying yes to every request without considering the circumstances.

A small flat and a large garden house are very different propositions.

Likewise, a self-contained property is very different from a shared house where several tenants are living together.

You need to consider whether the property is suitable and whether there are legitimate reasons why a particular pet may not be appropriate.

Current government guidance gives examples of circumstances where refusing a pet request may be reasonable, including where someone living in the property has an allergy, the property is too small for the pet, a freeholder doesn't allow pets, or the animal is illegal to own.

The important point is that decisions need to be considered properly rather than relying on a blanket rule.

Pets and HMOs Are More Complicated

This is where things get particularly interesting for us as HMO landlords.

A shared house isn't just one person's home.

There may be five, six or more people sharing kitchens, hallways, gardens and other communal spaces.

You therefore need to think about the impact of an animal on everyone living in the property.

For example:

• Does another tenant have an allergy?
• Is the property suitable for the animal?
• Is there enough space?
• Is there an outdoor area?
• Could the pet cause noise or disturbance?
• How will communal areas be managed?
• Are other tenants comfortable with the arrangement?
• Does the property have any restrictions on pets?

These are all important considerations.

A pet that works perfectly well in a self-contained house might not be appropriate for a particular HMO.

Communication Is Key

If you do allow a pet, clear communication is essential.

The tenant should understand their responsibilities, and you should make sure the relevant tenancy documentation and arrangements are correct.

It is also worth discussing practical issues such as keeping communal areas clean, dealing with waste and making sure the animal doesn't cause unreasonable disturbance.

The aim shouldn't be to make owning a pet difficult.

It should be to make sure that the tenant, the animal, the landlord and the other people living nearby can all live comfortably together.

What About Damage?

This is probably one of the biggest concerns landlords have.

Pets can cause damage.

There can be scratched flooring, damaged doors, stained carpets, garden damage or additional cleaning.

But landlords already have processes for dealing with property damage, and the current government guidance confirms that landlords can seek to recover legitimate pet-related damage through the normal routes, including deductions from a tenancy deposit where appropriate. Pet insurance may also be relevant. A landlord cannot recover the same damage twice.

It's important, therefore, to distinguish between reasonable wear and tear and actual damage.

Good inventories and photographs at the start of a tenancy are particularly important.

If you don't know what condition the property was in when the tenant moved in, it becomes much harder to establish what has changed.

Don't Forget the Insurance and Lease

Before agreeing to a pet, landlords should check the property's insurance arrangements and any superior lease or freeholder restrictions.

This is particularly important for flats.

A landlord may own the property but still be subject to terms imposed by a freeholder or superior landlord.

Government guidance specifically recognises a freeholder's restriction on pets as a potential reason for refusing a request.

So before saying yes, check the paperwork.

Could Allowing Pets Help You Retain Tenants?

This is an interesting part of the equation.

A tenant with a pet may have fewer suitable properties available to them.

If they find a home where both they and their pet are welcome, they may have a strong reason to stay.

And from a landlord's perspective, tenant retention has real value.

Every time a tenant leaves, there can be advertising costs, viewings, administration, cleaning, repairs and a period where the property may be empty.

A good tenant who looks after the property and pays their rent on time is valuable.

If allowing their pet helps maintain that tenancy, it could be a positive outcome for everyone.

Pet-Friendly Can Be a Selling Point

If your property is genuinely suitable for pets, it can become part of your marketing.

Instead of simply advertising another rental property, you're potentially offering:

A home where tenants don't have to choose between renting and keeping their pet.

That can make your property stand out.

It doesn't mean you should increase the rent simply because someone has a pet — landlords need to follow the current rules around permitted payments and rent increases.

But it does mean that being pet-friendly can be a genuine feature of the property.

What About HMO Tenants Who Don't Have Pets?

This is an important point that shouldn't be overlooked.

If you have an HMO with several tenants, you have responsibilities towards all of them.

A tenant shouldn't suddenly find that their shared home has become uncomfortable because another resident has brought in an animal.

This is why individual circumstances matter so much in shared accommodation.

A landlord needs to consider the property, the existing tenants and the particular pet rather than treating every request as identical.

A Practical Approach

For landlords, I think the best approach is to be open-minded but practical.

Don't automatically reject pets.

But don't automatically accept them either.

Look at the individual circumstances.

Ask:

Is the property suitable?

Is the pet suitable for the property?

Are there legitimate concerns involving other occupants?

Are there restrictions in the lease or insurance?

Can the arrangement be managed properly?

And, importantly, make sure you're following the current legal requirements.

Under the current rules in England, a tenant must make a pet request in writing with a description of the pet. The landlord has 28 days to respond in writing, subject to the further information process described in the government guidance.

Could Pets Be Good for Landlords?

I think they can be.

There are obviously risks and not every property will be suitable.

But if you have a property that works well for pets, being open to responsible pet owners could help you attract a wider pool of tenants, reduce competition and potentially improve tenant retention.

And ultimately, that's what good property management is about.

It's not simply about finding someone who will pay the rent.

It's about creating a home that works for the tenant, managing the property properly and building a tenancy that works for everyone.

For the right property and the right circumstances, being pet-friendly could be a real advantage.

This article is for general information and is not legal advice. Pet rules and tenancy requirements can be complex, particularly for HMOs and properties subject to superior leases. Landlords should check the current legislation and obtain appropriate professional advice for their individual circumstances.