Not A Pet-ty Issue: Renters Reform Bill's Unclear Stance on Furry Friends

A lack of clarity about pet ownership in the government’s soon to be introduced landmark Renters Reform Bill could lead to a wave of unintended consequences — including a potential rise in disputes between tenants and landlords, according to residential property experts at Irwin Mitchell. 

The ‘Pets in Lets’ provision is one of the final unresolved issues in the legislation and would give tenants the right to request a pet, with landlords required to consider such requests and only refuse on reasonable grounds. It’s a move that’s been widely welcomed by renters-but the practicalities remain far from settled.

At present, most tenancy agreements include a ‘no pets’ clause, and even when there are no such clauses, landlords can refuse requests without giving a reason. 

The initial version of the Bill permitted landlords to require pet insurance as a prerequisite for granting consent, with the intention of addressing landlord concerns regarding potential property damage caused by pets. However, this provision was removed and replaced by the House of Lords’ suggestion that an additional deposit could be requested to cover such damage. This suggestion was dismissed when the Bill returned to the House of Commons, stating the current deposit requirements relating to tenancies was sufficient. As a result, both tenants and landlords are left with little clarity on how pet-related damages will be managed in practice. 

Lawyers at Irwin Mitchell argue that landlords may find there are more issues than damage caused by pets and there is no detail on the ‘reasonable grounds’ for refusing consent. For example, is it reasonable to refuse the tenant’s request if the pet is likely to cause disturbance to neighbours? Furthermore, detail is lacking about withdrawing consent, the form of consent (written or verbal) or whether the consent is specific to the pet or just the type of pet or the number of pets. 

This lack of clarity may lead to an increase in disputes between tenants and landlords, create confusion for letting agents navigating the transition, and prompt some landlords to tighten their criteria or avoid pet-owning tenants altogether — potentially undermining the Bill’s aim to make renting more inclusive and flexible. 

Expert Opinion

“Britain is famously a nation of pet lovers — so it’s important that government get this part of the Bill right and strong guidance is provided to give clarity on how pets can be accommodated fairly and responsibly in rented homes. Without that, this part of the Bill risks creating more confusion than confidence.” Hayley Bruce, from Irwin Mitchell’s Residential Property team

The Renters Reform Bill is currently in the ‘ping pong’ phase between the House of Commons and House of Lords, with Royal Assent expected later this autumn. 

What Else Will the Bill Introduce?

Once passed, the Renters Reform Bill will bring in a series of changes to the private rented sector in England, including: 

• Abolishing Section 21 “no-fault” evictions 

• Converting all tenancies to periodic (rolling) agreements 

• Introducing a new Private Rental Sector Ombudsman 

• Creating a national landlord and property database 

• Strengthening local authority enforcement powers 

• Giving tenants more power to challenge above-market rent increases