How Landlords Can Welcome Pets in Rentals and Minimise Damage

Saying yes to pets in rentals can widen your applicant pool, improve retention and reduce voids. It will also be implied in all tenancy agreements from 1st May 2026 that renters have the right to ask to keep a pet, under the Renters’ Rights Act. However, recent research shows that the number of pet-friendly listings has stayed steady over the last 12 months, with landlords seemingly not wanting to take on the risk of having pets in their properties.

The trick is to allow pets in a managed way. With clear expectations, sensible safeguards and good communication, pets and well-kept homes can happily coexist. This is a practical approach that covers dogs, cats, small mammals, birds, fish and reptiles.

Start with a clear, fair pet policy

Introduce the following from the start:

• Case by case, not blanket bans. Ask for species, breed, age, size, temperament and daily routine. For multi-pet households, agree on limits up front.

• Pet application or “pet CV”. Request vaccination and microchip proof where relevant, neuter status, training history and a reference from a previous landlord or sitter.

• Be honest about the property. Upper-floor flats with timber floors suit quiet, lighter pets. Ground-floor or houses are better for dogs. State what will and will not work before viewings.

In England, you cannot take a separate “pet deposit” if it breaches the five or six week statutory cap under the Tenant Fees Act. If you need to price in extra wear and tear, use a modest and transparent rent uplift instead. You cannot require professional cleaning by default, but you can require the property to be returned as clean as at check-in and charge if it is not.

Add a short pet addendum to the tenancy

Keep it specific and enforceable. Cover:

• Behaviour and supervision. Reasonable noise limits, no aggressive behaviour and no prolonged unattended periods for animals that need company.

• Cleaning and odour. Property must be returned to the check-in standard. Litter trays and cages must be kept sanitary.

• Pests and infestations. If fleas or other pests arise due to the pet, prompt treatment is required and costs borne by the tenant where responsible.

• Damage liability. Tenants are liable for pet-related damage that exceeds fair wear and tear. Recommend tenant liability insurance that includes pet damage.

• Garden and common parts. Waste must be cleared. No free roaming in hallways or shared gardens unless allowed by the building rules.

• Share the addendum at the application stage so there are no surprises later.

Prepare the home for pet life

Put in measures that reduce risk, where possible:

• Floors and walls. Use durable, easy-clean surfaces in high traffic areas and scrubbable paint on hallways. Fit kick plates on doors prone to scratching.

• Windows and screens. Consider restrictors on upper floors for cats and secure fly screens where birds are kept.

• Fabrics and blinds. Opt for wipeable blinds over delicate curtains at ground level.

• Entrances. Provide a heavy-duty mat and a hook for leads to cut mud and mess.

• Garden and balconies. Check fencing and gates, secure gaps, remove toxic plants, and set clear rules on barbecues and smoking. For balconies, prohibit open water bowls or unsecured hutches.

Species-specific tips

Here are some pieces of advice for minimising damage caused by specific pets in rentals:

Dogs

• Encourage the use of stair gates to protect doors and soft furnishings.

• Provide guidance on reducing barking and separation stress.

Cats

• Discourage unapproved cat flaps in doors or windows.

• Litter trays should be placed on washable mats. Remind tenants to avoid flushing litter.

  
  

Small mammals (rabbits, guinea pigs, hamsters)

• Chew protection for cables.

• Keep cages on trays that prevent urine damage.

• For house rabbits, require penning and floor protection in high-risk areas.

Birds

• Use easy-clean floor protection beneath cages

• Confirm ventilation is adequate without tenants having to leave windows open and risk escape.

  
  

Fish

• Agree safe tank size and location. Large aquariums add significant weight and water-damage risk.

• Require proof of stable stand and insurance cover for leaks.

  
  

Reptiles

• Vivariums produce heat and humidity so ensure there is adequate ventilation.

• Confirm secure housing to avoid escapes.

• Prohibit species restricted by law or lease.

Set expectations at check-in

• Walk the inventory together and photograph high-risk areas: floors, door edges, skirting boards, window boards and garden borders.

• Give a one-page pet guide with house rules, tips to prevent chewing and scratching, and how to report any damage early.

• Share local vets, behaviourists and reliable pet care options. Well-supported owners cause fewer issues.

Manage proactively

Don’t wait for major damage before acting. Work with your tenant to ensure all is well.

• Early courtesy visit. Visit to check progress six to eight weeks after move-in, with notice. Praise what is working and flag small fixes before they grow.

• Noise diplomacy. If neighbours raise concerns, address calmly with practical options such as more exercise for dogs, puzzle feeders, white noise for birds or moving cages away from party walls.

• Maintenance rhythm. Keep extractors, gutters and seals in good order so odours and damp are not wrongly attributed to pets.

Handle damage fairly

Fair wear and tear still applies. Light scuffs after a long tenancy are normal. Chewed skirting, urine- stained flooring or scratched frames are not.

• Share clear, itemised quotes and your check-in and check-out photos.

• Offer the tenant the option to remedy with a competent contractor within a set deadline.

• Base any deduction on actual loss, not new-for-old.

  
  

Pets in rentals: Set sensible ground rules

Pet-friendly homes attract more applicants and keep good tenants longer, which cuts voids and reletting costs. A robust policy, durable finishes, a clear inventory and early check-ins reduce the risk of disputes. Most importantly, you set a cooperative tone that encourages tenants to flag problems early so they can be fixed cheaply. When you outsource property management to us, we can help you and your tenants manage pets in rentals effectively so both parties are happy. Talk to us today about what we can do for you.