Pets in Rentals: The New Rules Every Property Manager Should Be Ready For

Blanket bans are out. Case-by-case is in. Here’s your guide to staying compliant—and avoiding disputes.

The way the rental market handles pets is changing. And if you manage rental properties, it’s time to get ready. Under the new Renters (Reform) Bill, tenants will soon have the legal right to request permission to keep a pet in their rental home—and landlords can’t just say no without a valid reason. In short: those blanket “no pets” policies we’ve seen for years? They’re going out the window.

This shift will directly impact property managers. Expect more requests, more conversations with landlords and tenants, and the need to make defensible decisions every time. With stronger renter rights and legal requirements coming in, it’s not optional to get this right—it’s essential if you want to avoid disputes, complaints, or tribunal headaches.

So, let’s break it all down. Here’s what’s changing, what counts as a valid reason to refuse, and what proactive steps you can take now to make this transition smoother for your landlords, your tenants, and your business.

What’s Changing?

Under the Renters (Reform) Bill, the key updates around pets include:

• Tenants get a formal right to request permission to keep a pet. Landlords must consider it fairly and respond in writing.

• Landlords can’t refuse without a valid reason. Blanket bans no longer fly—you’ll need legitimate, case-specific grounds to say no.

• Pet insurance can be made a condition of consent. Landlords will be allowed to request that tenants take out insurance to cover pet-related damage.

• The default expectation shifts toward allowing pets unless there’s a good reason not to

This is part of a wider package of reforms aimed at strengthening tenant rights and bringing private renting more in line with the realities of modern life. And with around 60% of UK households now owning a pet, you can bet there’s going to be increased demand from renters wanting to bring their furry friends along

Why This Matters for Property Managers

If you manage properties, you’ll be on the front line here. Your landlords will look to you for guidance. Your tenants will come to you with requests. And when there’s a dispute (because let’s face it, there will be some), it’ll often be you caught in the middle.

This law doesn’t mean landlords have to say yes to every pet—but it does mean they have to consider each request fairly and refuse only with valid reasons. Property managers will need to:

• Handle a likely increase in pet requests

• Advise landlords on when they can and can’t refuse

• Manage tenant expectations and communicate decisions clearly

• Make sure all decisions are properly documented, in case of disputes

Done right, this could even be a business opportunity. Pet-friendly rentals are in high demand, and properties that welcome pets often let faster and attract long-term tenants. But it requires a clear, compliant process—and some savvy management—to avoid it turning into a legal or maintenance nightmare.

What Counts as a Valid Reason to Refuse a Pet Request?

The Renters (Reform) Bill doesn’t give a detailed list of acceptable reasons to refuse, but there are some clear cases where saying no would likely be justified. As a property manager, you’ll need to get familiar with these scenarios:

• Leasehold restrictions: If the property is leasehold and the lease bans pets (common in flats), this is a valid reason to refuse.

• Health and safety concerns: For example, if allowing a dog in a shared HMO property would cause serious allergy issues for other tenants.

• Unsuitable property size or type: A large dog in a small, upstairs flat with no garden might be reasonably refused.

• Previous pet-related issues: If the tenant has a history of damage, nuisance, or complaints related to pets, that could be a fair basis for refusal.

• Endangered species or dangerous pets: Animals banned under the Dangerous Wild Animals Act, or those unsuitable for domestic properties, can be refused outright.

The key is that landlords (and by extension, you as their agent) must consider each request individually and give a proper explanation if saying no. A generic policy of “we don’t allow pets” won’t cut it under the new rules.

The Rise of Pet Damage Insurance

One of the Bill’s provisions is that landlords can make pet damage insurance a condition of consent. This is significant because one of the big concerns landlords have about pets is the potential for damage—from scratched floors to chewed furniture and lingering smells.

Requiring tenants to take out insurance provides a safety net, and it’s likely to become standard practice. As a property manager, you can get ahead by:

• Advising landlords on their right to request pet insurance

• Helping tenants find suitable policies

• Ensuring proof of insurance is provided before pet permission is granted

Some insurers are already offering specific “tenant pet damage” policies, which can be a useful tool to reassure landlords while allowing more flexibility around pets.

Practical Tips: How Property Managers Can Get Ahead Now

With these changes coming down the line, proactive property managers can start getting their processes ready. Here’s a checklist to help you get ahead:

1. Review Your Landlord Terms

Make sure your landlord clients are aware of the upcoming changes. Many landlords still assume they can impose blanket bans. Start educating them now, so they’re prepared to handle requests fairly and legally.

2. Update Your Pet Request Procedure

• Put a clear, documented process in place for handling pet requests. This should include:

• Tenants submitting requests in writing, including pet details (species, breed, size, etc.)

• Landlord review with your guidance

• Written responses with clear reasons if refusing

• Records kept on file in case of disputes or tribunal cases

3. Advise Landlords on Insurance

Discuss pet damage insurance with your landlords now. Recommend it as a standard condition of pet consent, and have information ready to share with tenants.

4. Tailor Permissions to Each Property

• Help landlords move away from blanket bans and instead create property-specific policies. For example:

• Dogs permitted in houses with gardens, but not in upstairs flats

• Cats allowed but caged animals only in shared HMOs

• Limits on the number or size of pets

This tailored approach will help meet legal requirements while still protecting property suitability.

5. Communicate Clearly with Tenants

• Make sure your tenants understand:

• They must request permission before bringing in a pet

• Pet damage insurance may be required

• Conditions may apply (e.g., professional cleaning at the end of the tenancy)

• Clear communication upfront helps avoid disputes later.

6. Prepare for More Demand

With these rights coming in, expect more tenants to request permission. Consider how you’ll manage the increased workload—whether that’s through better processes, additional staff training, or even using technology to track requests and permissions.

Turning Challenges Into Opportunities

Not every landlord is going to welcome this change. Damage, noise complaints, and increased wear and tear will all be concerns. But property managers can turn this challenge into an opportunity:

• There is high-demand for pet-friendly properties. By helping landlords adapt, you can reduce voids and attract long-term tenants.

• You can establish yourself as the authority on pet requests. This means you can safeguard landlords whilst remaining compliant.

• Offering pet management services could become a value-added service that sets you apart:

  - Vetting pets,

  - checking insurance,

  - mediating disputes

Rather than seeing this as a headache, look at it as a chance to enhance your service offering and strengthen client loyalty.

Final Verdict

Easy blanket bans on pets are coming to an end. Property managers need to get ahead of these changes now to stay compliant - and competitive.

You can avoid disputes and reduce risks by putting clear procedures in place. Managing tenant expectations and educating landlords will also be beneficial.

When the requests start coming in, you will be prepared if you get your procedures in place early.

Need Help Getting Ready?

At PropCall, we understand the pressures property managers face. We know that everything is up in the air when rules change and expectations shift.

Need help updating your policies? Struggling with tricky tenant requests? Or want to make sure your landlords stay protected while staying compliant?