The Property Is Only Half the Battle. A lot of tenants think the hard part is finding a pet-friendly property.
The real challenge now is what happens after you agree to take the property. The referencing process in the UK has become far stricter, particularly for tenants with pets, self-employed applicants, overseas relocators, and anyone relying heavily on savings instead of traditional monthly income.
And with the new rental laws now in force, many landlords and agents are becoming even more cautious.
At Pets Lets, we are seeing more cases where tenants “secure” a property emotionally, stop searching, start planning the move… and then fail referencing afterwards.
That can be devastating, especially when pets are involved.
Why Referencing Has Become Tougher
The UK rental market has shifted massively. Many landlords are nervous about the new Renters’ Rights Act, future eviction difficulties, rent arrears, and losing control over their properties. Whether you agree with that or not, it is changing behaviour.
As a result, referencing companies and letting agents are becoming far more ‘box ticking’ and income focused.
Real life ‘box ticking’ scenarios
- Over the years we have seen it all. We had a client who was £4pcm shorty on affordability, which was mainly due to dollar versus pound fluctuations. The referencing agency made the client pay the shortfall up front for the two year tenancy, so £96 in total. That is what I call ‘box’ ticking’ or otherwise known as ‘computer says no’.
- Another one was an issue with a US client relocating to the UK with a dog who was a student, so funds were based on savings. We go to the point where their system kept rejecting a bank statement because the font was wrong. We ended up going to one of the senior people in the agency to get it through as we had nothing more to send and the client was about to get on the plane the next day to the UK. All ended well. Just.
The days of simply offering six or twelve months’ rent upfront to solve problems is no longer an option with the Renters Rights Act
The “One Month Upfront” Problem
One of the biggest shocks for overseas tenants and pet owners moving to the UK is this:
In many cases, landlords and agents can no longer simply accept huge amounts of rent upfront as an alternative to affordability checks.
That means tenants with substantial savings, property sale proceeds, trust income, or irregular income streams can still struggle.
You may have £200,000 in the bank. But if the referencing company does not like how your monthly income looks on paper? That could be a problem.
The trouble with Reference Agencies, in my opinion and from experience, is that, excuse the pun, they are like a ‘dog with a bone’. Once they have an issue with documents, they can be ‘tricky’ or ‘time consuming’ to appease.
They are oblivious to impatient landlords who have other offers or interest and their ‘box ticking’ risks the tenant losing the property, which they have probably spent a long time trying to find and agree.
Common Problems We Are Seeing
– Savings are not weighted heavily enough
– Self-employed income is scrutinised aggressively
– Overseas income causes delays
– Commission or bonus structures confuse referencing teams
– US clients relocating to the UK struggle without UK credit history
– Pet owners get pushed lower down the pile compared to “simpler” applicants by landlords and estate agents.
It is frustrating, but it is reality. If your funds are more based on savings then make sure those savings are separate, ideally untouched for at least 3 months. You want to show you are not living off them.
Self-Employed? Expect Extra Scrutiny
Many agents now want:
– 2–3 years of accounts
– SA302 tax calculations
– Accountant references
– Business bank statements
– Proof of ongoing contracts or clients
– Clear affordability ratios
Even successful business owners can fail automated affordability systems. Ironically, some self-employed tenants earn far more than salaried employees. But referencing companies like consistency and predictability. Imagine they are like ‘civil servants’ who work within focused ‘guidelines’ with the ‘inability’ to look outside of them.
It’s a bit like surveyors and their ‘what if’ scenarios to cover their back from any litigation. Makes a property sound like it’s going to fall apart. I was a London buying agent for many years.
Pet Owners Need to Be Even More Prepared
When pets are involved, landlords often see “extra risk.” Fair or unfair, that is how much of the market still operates. So, your paperwork matters more than ever.
You should ideally have:
– Employer reference
– Previous landlord reference
– Proof rent was paid on time
– Pet CV with photos
– Vaccination records
– Pet references if possible
– Proof of savings
– ID and Right to Rent documents ready
– Bank statements organised
– Guarantor information prepared if needed
The tenants getting accepted quickest are usually the ones who look organised, proactive, and low stress from day one.
It Is Not Just About Finding the Property
Getting the landlord to say “yes” is not the finish line anymore.
The referencing process itself can:
– Delay move-ins
– Cause deals to collapse
– Trigger panic with relocation timelines
– Impact visa plans
– Affect school arrangements
– Lead to temporary accommodation costs
– Create huge stress for pet owners travelling internationally
That is why preparation matters before you even start viewing properties.
The Market Is More Competitive Too
There are fewer rental properties available in many parts of the UK, especially London. Some landlords are selling up and others are far more nervous about picking the ‘right’ tenants with the new laws.
And when agents receive 20 enquiries, they will naturally lean toward the “easiest” applications. Offers are now ‘capped’ to the asking price, so paperwork and tenant profile is now far more important.
That is why tenants with pets need to present themselves professionally and strategically, not just emotionally.
Final Thoughts
The UK rental market in 2026 is no longer simply: “I like the flat, here’s my deposit.”
Referencing has become one of the biggest hurdles in the entire process. Preparation is everything now.
The tenants who succeed are usually the ones who treat renting like a serious application process from the very beginning, not something to sort out after the offer is accepted.
Paperwork may officially be the least glamorous part of relocating with pets, but it can absolutely be the thing that gets you the home.
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
