Renting with Pets – Where Do I Stand?
Dogs provide a source of support that, many would argue, is comparable to that gained from human relationships. Dogs are regarded as family members. People can become very distressed when they have to part with a much-loved family pet. However, a new law to prevent landlords placing a blanket ban on pets has come into force – this will hopefully provide pet owners with more accommodation choice and stop people from having to part with much loved family pets. Read on for more information.
Historically, people living in private and social rented accommodation have had difficulty finding housing, if they own pets. According to Dogs Trust, one of the main reasons for people giving up their animals is due to a change in housing circumstances.
However, on the 4th of January (2020), the housing secretary, Robert Jenrick MP, called on landlords to be more lenient when it comes to allowing pets in their properties. To this end, he announced an overhaul of tenancy agreements which will be mutually beneficial to all parties.
The Dogs Trust have been working with landlords, letting agencies and the property industry as a whole. For over a decade, they have campaigned to make pet ownership more accessible to tenants who are renting with pets.
The proposed changes come at a time when more people than ever are renting their homes.
Previously, the majority of landlords put an automatic blanket ban on dogs, or cats, on their properties. This meant that many existing pet owners struggled to find suitable accommodation. Many others find they have to give up their pet altogether. But will proposals make any difference to renters with pets?
The Renters (Reform) Bill.
The Renters (Reform) Bill was introduced to Parliament in May 2023. It set out to make adjustments to tenancy contracts – thereby removing strict restrictions on pets. The aim? – To encourage landlords to be more flexible with responsible pet-owning tenants.
However, it was likely the bill will would not come into effect until the end of 2024. The Model Tenancy Agreement (MTA) was published by the government in 2021. However, due to the diversity of the rental market, the Government claim they would not be able to legislate for every situation where a landlord could reasonably refuse a pet. This meant that landlords could lawfully still refuse to accept pets.
New Renters Rights Law comes into force 2025.
However, finally a new law is now in place which gives renters the right to request to keep a pet – which landlords cannot reasonably refuse.
The progress of the bill through the stages of parliamentary debate has drawn much criticism – not least because a “better deal for renters” was promised by the Conservative manifesto in 2019. It has taken many years and consistent campaigning by charities, to finally get to this stage, but it’s good news for pet owners – many of whom won’t face having to give up pets if they have to move from one rental property to another.
Higher rents for pet owners?
Holidays4Dogs welcomes these changes. We believe, people living in rented homes should not be denied the choice to own a pet.
However, there is a concern that some landlords will charge a higher rent for pet owners. According to Landlord Law Services, while landlords cannot charge a high deposit, (due to the Tenant Fees Bill), they can charge a higher rent for tenants with pets.
It is also highly likely there will be clauses for vaccination and a requirement for regular flea and tick treatment. In addition, it will be the responsibility of renters to take out insurance against damage by pets.
On top of this, tenants with pets, may have to agree to more property inspections, than those without pets. Landlord Law Services recommends quarterly inspections which many tenants may consider to be too intrusive.
Will my landlord be able to prevent me from keeping a pet?
As we have mentioned, the proposals for changes regarding renting with pets, are not yet embedded in law. Instead, it surrounds a Model Tenancy Agreement that landlords may, or may not, subscribe to. The guidance set out in the MTA means landlords should abide by clause C3.5 as follows:-
*A tenant must seek prior written consent of the landlord should they wish to keep pets, or other animals at the property. A landlord must not unreasonably withhold, or delay, a request from the tenant without considering the request on its own merits.
*The landlord should accept a request where they are satisfied the tenant is a responsible pet owner and the pet is of a kind that is suitable, in relation to the nature of the premises on which it will be kept.
* Consent is deemed to be granted unless the written request is turned down by the landlord within 28 days.
*The landlord is prohibited from charging a fee to the tenant who wishes to keep pets, or any other animals at the property. Permission may be given on the condition an additional reasonable amount towards the deposit, but the deposit must not breach the deposit cap requirements under the Tenant Fees Act 2019.
*Under the MTA, clause C3.5 prohibits landlords from exercising a blanket ban on pets.
On what grounds might my landlord refuse permission for a pet?
When a tenant requests to keep a pet, the landlord must take into account individual circumstances. For example, if a request was to keep a large breed of dog in a small, or high-rise flat, this would be a reasonable reason for the landlord not to consent.
They might, however, grant a request for a caged pet, or a cat. It is important to have an honest discussion with your landlord about renting with pets. It may well be useful to share this article with them.
What can I do if my landlord refuses my request for a pet?
Now the Renters (Reform Bill) has become law – landlords cannot put a blanket ban on people from keeping pets on their properties. However, you must still request to keep a pet in writing. You must not get a pet without your landlord’s written consent.
If your landlord is not following MTA guidance and has unfairly denied your request to keep a pet, you can get in touch with the Private Rented Sector Ombudsman, or take the case to court. However, the latter could be costly.
Conclusion
Bearing in mind that 40% of UK households own a pet, the new adjustments to the Renters Bill are long overdue. It is now possible for people who were previously denied a pet by their landlord, now have the freedom to have a pet if they want one.
In addition, this will provide pet owners more choice of accommodation. Crucially, it should help prevent many pet owners from having to make the heart-breaking decision to give up their much-loved pet.
(N.B This article is for information purposes and does not replace professional legal advice regarding renting with pets).
