New Rules on Pets and Discrimination: What Landlords Need to Know
By Allison Thompson, National Lettings Managing Director, LRG
The Renters’ Rights Bill is set to introduce a wave of changes to the private rented sector, including new protections for tenants with pets, children, or those receiving benefits. These reforms aim to prevent blanket bans and create a more inclusive and transparent rental market.
Landlords will no longer be able to apply general policies that exclude certain types of tenants or refuse all pet requests by default. While the new rules do not remove a landlord’s right to say no in some cases, they do raise the bar for what counts as a valid reason.
Pets: From Automatic Refusals to Case-by-Case Decisions
One of the most talked-about elements of the legislation is the change in approach to pets. Tenants will gain the right to request permission to keep a pet, and landlords will be required to consider each request individually. A refusal will only be valid if it is based on a reasonable and evidence-based reason, such as the property being unsuitable or the head lease prohibiting animals.
Landlords will have 28 days to respond to a written request. If they do not reply within that timeframe, the request may be assumed to be accepted.
Importantly, landlords will be allowed to require tenants to take out pet damage insurance. This will be classed as a permitted payment under the Tenant Fees Act. While landlords cannot charge an additional deposit for pets, they can ensure financial cover for potential damage.
Assistance animals, such as guide dogs, are not classed as pets and must be accommodated under existing disability laws.
Discrimination: No More Blanket Bans
Alongside the changes to pet rules, the Bill also tightens up protections for tenants against discriminatory practices. Landlords will no longer be allowed to advertise or operate blanket bans against families with children or tenants in receipt of benefits.
While landlords can still carry out affordability checks, they must treat all applicants fairly and objectively. Any refusal must be based on evidence, such as failing a financial assessment, rather than a general policy.
Failure to comply with the new anti-discrimination rules could result in fines or legal action.
What Landlords Should Do Now
Although the legislation has not yet come into force, landlords should begin reviewing their current practices. Key steps include:
- Removing any blanket restrictions from property adverts or listings, such as “No DSS” or “No pets”
- Reviewing tenancy agreements to ensure they do not include discriminatory clauses
- Keeping clear records during the tenant selection process, particularly where applicants are declined
- Preparing to assess pet requests on a case-by-case basis and requesting references where appropriate
- Reassessing properties for their suitability to accommodate pets or children
- Seeking professional advice if unsure about how the new rules will apply
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