The Renters Rights Act recently became law and landlords anticipated that by increasing rents in advance. So subtly that most tenants would not notice. List the property at a higher price by a small increment.
So what kind of loopholes are we talking about?
I was an estate agent, am a landlord and the Founder of Pets Lets . I’ve been in the UK property industry for 30 years. I’ve seen it all.
Inflated Property Prices
Landlords can’t ask for extra pet rents, pet insurance and bidding wars are a thing of the past. The asking price is the ceiling.
So a property pre–Renters Rights Act lists on Rightmove for say £2,000pcm. Lots of interest and goes to final bids and rents for above that.
Now post Renters Rights Act, landlords will list the same property at say £2,200-£2,300pcm, look to get around that price. Similar to what they would have got before with the various bids.
Tennant thinks they got it under asking price, agent gets more commission. Who really loses out?
“Unreasonably refuse” pets
In reality that wording leaves a lot of wiggle room. And where there’s wiggle room there are loopholes. Especially with landlords.
I am already seeing the reactions to tenants with pets from landlords. I have already experienced them.
The other week a client of mine relocating to the UK with her dog was ignored by the landlord and we had offered asking price. There were no other offers.
Now under the new laws that would be ‘unreasonable’; but in reality, is the estate agent going to ‘challenge’ their client. Can the tenant ‘challenge’ this behaviour; at the moment not, there is no system in place yet.
However, in late 2026 The New Private Renters Ombudsman Scheme will be in place, which UK landlords (including those based overseas) will be obliged to join with a membership fee and will be penalized for not doing so.
So how could landlords react to pet requests?
1. The “We’ll Just Ignore It” Approach
Not every landlord will outright refuse. Some will simply not respond or delay. Or as I mentioned before, just got the response ‘carry on viewings’.
The Head Lease Get-Out Clause
Flats in leasehold buildings can still ban pets under the building’s head lease. Can’t argue that. This comes under separate legislation. Something a lot of people don’t realise. The new laws are not a ‘blanket’ yes to renting with pets.
3. “Pets Considered” (But Not Really)
Often means heavy restrictions or likely refusal. This is such as ‘generic’ term. A landlord could argue the property is only suitable for a small dog or a house cat, not multiple pets.
4. Pricing You Out Without Saying No
The property is at the top end of your budget. Someone without a pet offers a bit more. Not much you can really do about it.
5. The “Better Applicant” Excuse
Landlords choose easier, pet-free tenants in competitive markets. I was at a flat recently through Open Rent and on one day alone, the landlord showed me he had 22 viewings booked in.
How can people renting with pets in the UK question the landlord when they have so many people to choose from? Not really.
6. Special Conditions
Extra requirements can act as deterrents. You want to rent with your dogs, but you want the garden tidied up, bits removed, some pieces of furniture added or the walls touched up with fresh paint.
Of course you can ask for things to be done. However, if there is competition, people will take it as is. You just don’t know. Best to ‘sound out’ the agent on the property.
7. Allergies
I saw this as a recent post after the new laws. Landlord mindsets don’t change overnight.
“The pet rules are easy to avoid….if a sitting tenant applies for a pet, I simply say due to the landlord having pet allergies, then unfortunately the answer is no as I need access to the house for repairs”
Is this a ‘reasonable’ excuse? In my opinion not. The property could be ‘deep pet’ cleaned, so allergies would not be an issue. Perhaps in this instance the landlord would need to ‘validate’ this claim with a medical record?
What landlords don’t realise; once the Private Property Ombudsman is in place, if found ‘unreasonable’, they could face a hefty fine.
8. Delays That Kill the Deal
Landlord really slow to respond. Agent running out of excuses, chasing them up. Classic stalling for more viewings and hopefully offers.
Great tactic if you are an overseas landlord. Time difference, been travelling with work etc. Seen it all and not much the estate agent can do.
In the meantime, other properties you were considering have gone whilst you waited on this one.
Top Pet Friendly Tenant Tip With Landlords
I see it all. My advice to people; if you see a property or two or three that you like, no harm in offering on more than one. Just don’t mention it to the agents. Unless they are on with the same agent, which I’ve experienced, and that is tricky.
I call it ‘throw mud at the walls’. At Pets Lets, we do it all the time for clients. We recently offered on 3 properties for a client.
Guess what; their third choice accepted quickly. We stalled the holding deposit, held out for the first choice, which came 24 hours later. A long time in property.
Landlords can play their games. Why can’t tenants too, especially with pets
Final Thought
Landlords are ‘wheeler dealers’. They ‘play the game’. They don’t like to be dictated to by bureaucracy and red tape.
Estate agents ‘play’ the game. Tenants need to also learn to adapt. Stop being so trusting with your agents. They are not your ‘friends’. They want to get the deal done and get paid their commission. I was one many years ago.
Offer on more than one property. Don’t be pushed into paying the holding deposit if you’re unsure of the place or waiting to hear back on another.
More importantly too many people panic when it comes to renting with or without pets. Don’t!
Call to Action
If you’re planning to rent in the UK with a pet, start the right way.
The Rent Ready Service (With Pets) gives you the clarity, strategy, and confidence to compete in today’s market, before you lose time, money, or opportunities.
About the Author – Russell Hunt
Pets Lets Expert Insight
This article was written by Russell Hunt, co-founder of Pets Lets, a specialist service helping tenants secure pet-friendly property to rent in London and across the UK.
With more than 30 years of experience in the London property market, Russell works with tenants, landlords and estate agents to make renting with pets possible in practice, not just in theory. His work focuses on helping pet owners present strong applications, prepare properly for competitive markets, and navigate landlord concerns around pets.
Through Pets Lets, Russell supports UK tenants with pets as well as educates landlords with UK properties on the benefits of dog friendly rentals and cat friendly rentals in London and across the UK.
Russell also runs the community “Relocating to the UK with Pets”, helping thousands of members understand the realities of travelling to the UK with pets.
Learn more about pet-friendly renting advice and services at Pets Lets
For further guidance on renting with pets, visit Dogs Trust’s Lets with Pets
