The relationship between tenants, landlords and pets is changing – and about time too, say many. With the dawn of the Renters’ Rights Act, the long-standing ‘no pets’ default in rental properties is being addressed. For landlords and property managers, this marks a significant shift in both expectations and responsibilities.

At Urpad, we’ve been closely following these changes to help landlords stay compliant while protecting their investments, and to help tenants understand what they can and cannot expect.  Here’s what you need to know.

One of the most eagly awaited parts of the Renters’ Rights Act is the chenge in legislation which now allows tenants to keep pets. Tenants can now ask to keep a pet in their rental accommodation, and the landlord “must not ureasonably refuse” that request.

Previously, many landlords have adopted a complete blanket ban on pets.  This was partly to avoid potential damage or complaints, and partly because of cleaning up in between tenants. Under the new legislation, those blanket bans are no longer considered acceptable in most cases.

Instead, decisions must now be made on a case-by-case basis, with clear, justifiable reasons if a request is declined. For example, refusing a large dog in a small flat without outdoor space may be reasonable, but rejecting all pets outright is unlikely to be considered so.

The term ‘reasonable’ does a lot of heavy lifting in the legislation, and it also introduces an element of subjectivity. If a landlord wants to refuse a pet, they will need to show that it’s based on legitimate concerns.

Valid reasons might include:

• The property is unsuitable for the specific type of pet –  eg big dog, small flat
• The leasehold already contains restrictions against pets / animals
• There are health and safety concerns – e.g. alergies in other tenants
• The tenant has a record previously of causing nuisance or damage with pets

If a landlord does refuse, then they will need to prepare evidence to back up their position – they’re not allowed to be vague or generic any more, there needs to be a reason!

So far, everything’s gone the way of the tenant, and the landlords has had to accept it, but the Act is balanced.  For landlord protection, or more specifically for the protection of the property, the Act allows landlords to request that tenants to take out pet damage insurance. This, we feel, is more than fair and something we would recommend is undertaken.

Pet insurance can cover the cost of damage caused by animals, from chewed skirting boards to scratched flooring, fixtures and fittings, and it also replaces the need for a higher deposits, which are capped under current tenancy deposit rules.

We advise our Urpad landlords to clearly state what insurance requirements they require to be in the tenancy agreements, and to stipulate that the policies remain active throughout the tenancy for as long as a pet is there. We encourage our tenants to be responsible pet owners.

The other way to look at this change is that it has commercial potential. Since lockdown, there has been greater demand for rental properties which are pet friendly.  And research shows that if the pets and owners feel settled, they’re more likely to want to say put longer, reducing void periods and turnover costs.

At Urpad, we’re already seen more tenants ask about pet friendly properties, especially amongst young professionals who work from home and families.  These are the kind of tenant who will be a delight to have in yoru property, so it makes sense to accept the entire family, including the furry members.

At Urpad, we believe that with the right systems in place, accommodating pets doesn’t have to mean increased risk. Instead, it can be an opportunity to build stronger tenancies, reduce vacancies, and future-proof your rental portfolio.

For tenants, the right to request a pet is a welcome addition to the act, but it must come with the expectation that your pet is, at the end of the day, your responsibility. 

If you’d like tot alk about pets, properties or any other aspect of the Renters Rights’ Act, please get in contact with one of our team.