THE PROPERTY FILTER TAKE
Landlords who impose pet damage insurance requirements or fixed end-of-tenancy cleaning charges on tenants are already in breach of the Tenant Fees Act 2019, regardless of any pet policy under the Renters' Rights Act.
In practice this means every standard "pet permission" letter that includes either condition exposes you to an unlawful fees claim from the tenant.
You may wish to review your tenancy agreement template and pet permission wording now, and ensure a professionally cleaned inventory is in place before any new tenancy begins.
Two of the most common conditions landlords attach to pet permission are already unlawful in England. A case reported by Landlord Law Blog (14 June 2026) illustrates exactly how this plays out in practice, and the compliance gaps it exposes apply far more widely than a single tenancy dispute.
What the Renters' Rights Act Requires on Pet Requests
The Renters' Rights Act (the legislation reforming residential tenancies in England, now in force) gives tenants a right to request permission to keep a pet. Landlords cannot impose a blanket ban, according to Landlord Law Blog (14 June 2026). A refusal must be based on reasonable grounds.
The case that prompted this article began when a landlord told a tenant that she "must not make any pet requests" because "one-bedroom flats are too small for pets." That position is not supported by law. The landlord's agents then granted permission, but attached two conditions: the tenant must take out pet damage insurance and agree to a professional clean using the landlord's chosen contractor at the end of the tenancy.
Both conditions breach the Tenant Fees Act 2019 (the Act that limits what landlords and letting agents in England may charge tenants).
The Two Unlawful Conditions Explained
Pet damage insurance. When the Renters' Rights Bill was passing through Parliament, it initially included an exception to the Tenant Fees Act 2019 that would have allowed landlords to require tenants to pay for pet damage insurance, according to Landlord Law Blog (14 June 2026). That exception was removed after the government was informed during the bill's passage that no such insurance product existed. The deadline for relying on any such exception has therefore never arrived. Landlords must look to their own insurance to cover pet damage. You cannot require a tenant to fund this.
Fixed end-of-tenancy cleaning charges. A standard mandatory cleaning charge is not a permitted payment under the Tenant Fees Act 2019. Landlords cannot impose a set cleaning fee as a condition of keeping a pet. Letting agents who include this condition should, according to Landlord Law Blog (14 June 2026), be aware that it is not permitted.
There is, however, a lawful route to recovering cleaning costs. If a landlord can prove the property is in a dirtier condition at the end of the tenancy than at the start, they may claim the reasonable cost of a professional clean. The fair wear and tear exception does not normally apply to cleaning claims. To make this claim hold up, you need:
• A detailed inventory agreed by the tenant at the start of the tenancy
• Clear wording that the property was professionally cleaned at the outset
• The receipt for that initial clean retained as documentary evidence
• A detailed check-out inspection report showing the condition on departure
This is the practical route landlords can take within the law. Blanket charges are out; evidenced claims are in. For a wider look at how the Renters' Rights Act affects your investment strategy, the Property Filter investment strategies hub covers the key compliance pressure points in one place.
What Landlords Need in Place Before Granting Pet Permission
According to Landlord Law Blog (14 June 2026), landlords who want to protect themselves under both the Renters' Rights Act and the Tenant Fees Act 2019 need three things in place before any tenancy begins: a properly drafted tenancy agreement, a detailed inventory, and documentary evidence from detailed check-in and check-out inspections.
Without these, the ability to recover costs for pet damage or cleaning is severely weakened regardless of what any pet permission letter says. In practice this means the paperwork is not just administrative housekeeping; it is the mechanism by which landlords preserve their right to claim at the end of the tenancy.
The Property Filter free resources page includes tools to help landlords assess their compliance position as the Renters' Rights Act takes effect. If you are reviewing your buy-to-let figures in light of new compliance costs, the stress test calculator can help you model the impact on yield.
Key takeaways
• 2 conditions commonly attached to pet permission (pet insurance requirement and fixed cleaning charge) are unlawful under the Tenant Fees Act 2019 in England.
• Landlords may still recover cleaning costs if they can prove the property was dirtier at check-out than at check-in, supported by a signed inventory and receipts.
• The Renters' Rights Act does not allow blanket pet bans; refusals must be based on reasonable grounds.
• 3 documents underpin any enforceable end-of-tenancy claim: tenancy agreement, inventory, and check-in/check-out inspection reports.
• Pet damage insurance cannot be required from tenants; the parliamentary exception that would have permitted this was removed before the Act passed.
Two of the most common conditions landlords attach to pet permission are already unlawful in England. A case reported by Landlord Law Blog (14 June 2026) illustrates exactly how this plays out in practice, and the compliance gaps it exposes apply far more widely than a single tenancy dispute.
What the Renters' Rights Act Requires on Pet Requests
The Renters' Rights Act (the legislation reforming residential tenancies in England, now in force) gives tenants a right to request permission to keep a pet. Landlords cannot impose a blanket ban, according to Landlord Law Blog (14 June 2026). A refusal must be based on reasonable grounds.
The case that prompted this article began when a landlord told a tenant that she "must not make any pet requests" because "one-bedroom flats are too small for pets." That position is not supported by law. The landlord's agents then granted permission, but attached two conditions: the tenant must take out pet damage insurance and agree to a professional clean using the landlord's chosen contractor at the end of the tenancy.
Both conditions breach the Tenant Fees Act 2019 (the Act that limits what landlords and letting agents in England may charge tenants).
The Two Unlawful Conditions Explained
Pet damage insurance. When the Renters' Rights Bill was passing through Parliament, it initially included an exception to the Tenant Fees Act 2019 that would have allowed landlords to require tenants to pay for pet damage insurance, according to Landlord Law Blog (14 June 2026). That exception was removed after the government was informed during the bill's passage that no such insurance product existed. The deadline for relying on any such exception has therefore never arrived. Landlords must look to their own insurance to cover pet damage. You cannot require a tenant to fund this.
Fixed end-of-tenancy cleaning charges. A standard mandatory cleaning charge is not a permitted payment under the Tenant Fees Act 2019. Landlords cannot impose a set cleaning fee as a condition of keeping a pet. Letting agents who include this condition should, according to Landlord Law Blog (14 June 2026), be aware that it is not permitted.
There is, however, a lawful route to recovering cleaning costs. If a landlord can prove the property is in a dirtier condition at the end of the tenancy than at the start, they may claim the reasonable cost of a professional clean. The fair wear and tear exception does not normally apply to cleaning claims. To make this claim hold up, you need:
• A detailed inventory agreed by the tenant at the start of the tenancy
• Clear wording that the property was professionally cleaned at the outset
• The receipt for that initial clean retained as documentary evidence
• A detailed check-out inspection report showing the condition on departure
This is the practical route landlords can take within the law. Blanket charges are out; evidenced claims are in. For a wider look at how the Renters' Rights Act affects your investment strategy, the Property Filter investment strategies hub covers the key compliance pressure points in one place.
What Landlords Need in Place Before Granting Pet Permission
According to Landlord Law Blog (14 June 2026), landlords who want to protect themselves under both the Renters' Rights Act and the Tenant Fees Act 2019 need three things in place before any tenancy begins: a properly drafted tenancy agreement, a detailed inventory, and documentary evidence from detailed check-in and check-out inspections.
Without these, the ability to recover costs for pet damage or cleaning is severely weakened regardless of what any pet permission letter says. In practice this means the paperwork is not just administrative housekeeping; it is the mechanism by which landlords preserve their right to claim at the end of the tenancy.
The Property Filter free resources page includes tools to help landlords assess their compliance position as the Renters' Rights Act takes effect. If you are reviewing your buy-to-let figures in light of new compliance costs, the stress test calculator can help you model the impact on yield.
Key takeaways
• 2 conditions commonly attached to pet permission (pet insurance requirement and fixed cleaning charge) are unlawful under the Tenant Fees Act 2019 in England.
• Landlords may still recover cleaning costs if they can prove the property was dirtier at check-out than at check-in, supported by a signed inventory and receipts.
• The Renters' Rights Act does not allow blanket pet bans; refusals must be based on reasonable grounds.
• 3 documents underpin any enforceable end-of-tenancy claim: tenancy agreement, inventory, and check-in/check-out inspection reports.
• Pet damage insurance cannot be required from tenants; the parliamentary exception that would have permitted this was removed before the Act passed.
Frequently asked questions
Frequently asked questions
Can a landlord refuse a pet request under the Renters' Rights Act?
Can a landlord require a tenant to take out pet damage insurance?
No. The Tenant Fees Act 2019 prohibits this in England. A parliamentary amendment that would have created an exception was removed during the bill's passage because no qualifying insurance product existed.
Can a landlord charge for end-of-tenancy cleaning when a pet has been kept?
Not as a fixed condition. A landlord may claim cleaning costs where the property is demonstrably dirtier at check-out than at check-in, supported by an agreed inventory and documentary evidence.
What happens if a letting agent includes an unlawful condition in a pet permission letter?
Does fair wear and tear protect tenants from cleaning claims?
