Tenants are often caught lying to their landlord about pets

If you’re a landlord, here’s a statistic that might surprise you.

Some 78% of landlords have discovered a pet living on their property that their tenants did not tell them about, according to a July 2024 survey by CIA Landlord, a specialist landlord insurance provider.

That’s more than three in every four landlords, and it raises serious questions about tenancy enforcement, property damage, and landlord rights.

But here’s what most landlords don’t realise: the legal landscape for dealing with unauthorized pets will change dramatically on 1 May 2026 when Section 21 “no-fault” evictions will be abolished under the Renters’ Rights Act 2025.

In this guide, I’ll walk you through the survey findings, explain what landlords can actually do about unauthorized pets under the new law, and share what we’ve learned from 20+ years buying properties, many of them from landlords who’ve decided rental property is no longer worth the hassle.

The Scale of the Problem

The CIA Landlord survey painted a stark picture:

• 78% of landlords discovered unauthorized pets on their properties
• Only 18% of landlords permit pets of all types
• Tenants are often charged extra for keeping pets
• The average amount landlords pay to repair pet damage is around £180 over the lifetime of a tenancy (though this figure likely represents minor damage only; serious cases involving carpet replacement or garden damage can easily exceed £500-1,000)

Around 40% of Brits own pets, and 93% of pet owners say their animals make them feel happy.

Here’s the tension: Tenants love their pets and struggle to find pet-friendly rentals. Landlords worry about damage, disturbance, and additional costs.

And with only 18% of landlords allowing all pet types, finding a pet-friendly rental can be a real challenge for the growing number of long-term renters.

Why Landlords Are Reluctant to Allow Pets

Richard Wayman, finance director at CIA Landlord, said: “As a landlord, it can be a difficult decision on whether you want to enforce a no-pets-allowed policy in your property.

“From damages to the furniture to happier tenants, there are many disadvantages and advantages to allowing a tenant to keep a pet.

“It’s important that you fully consider all aspects before deciding what is best for you and your property.”

When asked why they’re reluctant to allow pets, landlords cited several concerns:

• 39% were most worried about pets injuring other tenants (in HMOs or properties with shared gardens)
• 35% were concerned that pets may not be properly trained
• Others raised concerns about noise complaints, damage to carpets and furnishings, garden damage, and fleas or pest issues

These aren’t unreasonable concerns.

In our experience buying properties from landlords over the past 20+ years, we’ve seen several cases where pet damage (from chewed skirting boards to urine-damaged flooring) contributed to the landlord’s decision to exit the rental market altogether.

What Can Landlords Do About Unauthorized Pets?

Here’s the critical bit: If you discover a tenant is keeping a pet without permission, you can’t simply throw them out.

Under the law in England, you need grounds to evict, and from 1 May 2026, your options will change.

Currently (Until 1 May 2026): Section 21

Currently, landlords can use a Section 21 notice (the so-called “no-fault eviction”) to end an assured shorthold tenancy (AST) without giving a reason. You can serve two months’ notice and regain possession without proving any breach.

After 1 May 2026: Section 21 Abolished

The Renters’ Rights Act 2025 (Royal Assent 27 October 2025) abolishes Section 21 from 1 May 2026 for all private rented properties in England.

From that date, most assured shorthold tenancies will convert to periodic assured tenancies, though Schedule 6 transitional provisions preserve the process for Section 21 notices validly served before 1 May 2026 until they expire or court proceedings conclude.

What this means: From 1 May 2026, landlords will no longer be able to use no-fault evictions. You will need to use Section 8 possession grounds, and you’ll need a valid reason.

Using Section 8 for Unauthorized Pets

If a tenant keeps a pet in breach of their tenancy agreement, that’s a breach of contract. You may be able to use:

• Ground 12 (breach of tenancy obligation): discretionary ground, where the tenancy prohibits pets
• Ground 13 (deterioration of the property): discretionary ground, where the pet has caused property damage or deterioration beyond normal wear and tear
• Ground 14 (nuisance or annoyance to neighbours): discretionary ground, where the pet is causing nuisance or annoyance to adjoining occupiers or neighbours

For official guidance, see gov.uk/evicting-tenants.

What About Retrospective Pet Rent or Deposits?

Some landlords ask: “Can I charge pet rent or an extra deposit if I discover an unauthorized pet?”

Short answer: You can renegotiate the tenancy, but you can’t unilaterally impose new charges.

Under the Tenant Fees Act 2019, landlords in England can’t charge:

• More than 5 weeks’ rent as a deposit (6 weeks if annual rent exceeds £50,000)
• Additional “pet deposits” on top of the main deposit

You can charge a higher rent for a pet-friendly tenancy, but only if the tenant agrees to a new contract. You can’t force it mid-tenancy.

Deposit Deductions for Pet Damage

If you’ve discovered pet damage, you may be able to deduct from the tenant’s deposit at the end of the tenancy, but only for damage beyond normal wear and tear.

Your tenant’s deposit should be protected in one of the government-approved schemes:

• Tenancy Deposit Scheme (TDS)
• Deposit Protection Service (DPS)
• MyDeposits

If the tenant disputes your deduction, the scheme will run an independent dispute resolution process. You’ll need photographic evidence and, ideally, a check-in/check-out inventory.

Top tip: Pet hair and minor scratches are often considered normal wear and tear. Chewed furniture, urine stains, or scratched doors are usually deductible.

Can Tenants Have Pets? Tenant Rights and Responsibilities

It’s not all one-sided. Tenants do have some rights when it comes to pets.

Right to Request

Under the Renters’ Rights Act 2025 (taking effect 1 May 2026), tenants in England will have a statutory right to request permission to keep a pet. Landlords must respond in writing within 28 days (or within 7 days if they request further reasonable information from the tenant) and cannot unreasonably refuse consent.

This means landlords won’t be able to apply blanket “no pets” bans. Each request must be considered on its individual merits, though landlords can refuse for legitimate reasons such as property unsuitability (e.g., a Great Dane in a studio flat), lease restrictions, or animal welfare concerns (e.g., a dog left alone for more than 4 hours daily).

If you’re a tenant:

1. Always ask permission in writing before getting a pet
2. Provide references for the pet (vet records, previous landlord statements, pet insurance)
3. Offer to pay a higher rent
4. Consider pet damage insurance (available from providers like Dogs Trust or Animal Friends)

From 1 May 2026 under the Renters’ Rights Act 2025, landlords must respond to pet requests within 28 days and cannot unreasonably refuse, though they can refuse for legitimate reasons such as property unsuitability, lease restrictions, or animal welfare concerns.

Emotional Support Animals

There’s a common misconception that “emotional support animals” have automatic rights in the UK.

Here’s the reality: Unlike in the US, the UK doesn’t have a legal category for emotional support animals. Assistance dogs for disabled people may be protected under the Equality Act 2010, and there is no legal registration requirement for assistance dogs in the UK; owner-trained assistance dogs have the same protections as charity-trained dogs. However, emotional support animals are not protected.

If you have a disability and your pet is prescribed as part of treatment, you may be able to argue that refusing it amounts to disability discrimination, but this is a complex area. Seek advice from Shelter or Citizens Advice before proceeding.

Finding Pet-Friendly Rentals

With only 18% of landlords allowing all pet types, finding a pet-friendly rental can be challenging.

Options include:

• Using specialist pet-friendly letting agents or search filters (SpareRoom, OpenRent)
• Offering a professional pet reference or pet CV
• Negotiating a higher deposit (within Tenant Fees Act limits) or monthly rent
• Considering longer tenancies to give landlords confidence

How the Renters’ Rights Act 2025 Changes Things (England Only)

We’ve already covered the Section 21 abolition, but the Renters’ Rights Act 2025 introduced several other changes affecting landlords in England:

12-Month Protection Periods

From 1 May 2026, landlords can’t use certain possession grounds during the first 12 months of a tenancy:

• Ground 1 (landlord wants to move in)
• Ground 1A (landlord wants to sell)

This was designed to prevent landlords using these grounds as a backdoor Section 21. After 12 months, you can use these grounds, but you must give 4 months’ notice (not the old 2 months).

Re-Letting Restrictions

If you use Ground 1 or 1A to evict, you face a 12-month restricted period during which you cannot re-let the property or market it to let. This prevents abuse (evicting a tenant to sell, then re-letting at higher rent).

What this means for pet issues: You can’t simply evict using Ground 1A (“I want to sell”) as a workaround for an unauthorized pet. You need to use the proper breach grounds (Ground 12, 13, or 14).

For full details, see the Renters’ Rights Act 2025 legislation.

Jurisdiction: England Only

Important: The Renters’ Rights Act 2025 applies to England only.

Wales has separate rental legislation. Scotland has an entirely different tenancy framework (private residential tenancies since 2017).

If you’re a landlord or tenant in Wales, consult gov.wales for guidance. Scotland: see mygov.scot.

When Landlords Choose to Exit the Rental Market

In our 20+ years buying properties for cash, we’ve noticed a clear trend: around 60% of the properties we purchase involve landlords exiting the rental market or owners with interest-only mortgages nearing expiry.

Why?

• Tighter regulation (including the Renters’ Rights Act 2025)
• Higher mortgage rates since 2022 (many buy-to-let mortgages now 5-6%)
• Section 24 tax changes (mortgage interest relief restricted since 2017)
• Rising maintenance and compliance costs (EPC requirements, electrical safety certificates, gas safety)
• Tenant-related stress, including issues like unauthorized pets, rent arrears, or property damage

One case that sticks with me: a landlord in the Midlands had a tenant who’d been with her for 11 years. Great tenant, always paid rent on time. But when she wanted to downsize and retire, she struggled to sell with a tenant in place. Most buyers wanted vacant possession.

We bought the property and kept the tenant in situ. Everyone won.

HMO and Block Sales Surge

Interestingly, auction sales of multi-let properties (HMOs and blocks) grew 66% between 2019 and 2024, the fastest of any property category, according to Essential Information Group. That reflects the challenges of managing multi-tenant properties under tighter regulation.

Summary: Key Takeaways