Pet Permission Addendum to Tenancy Agreement (England & Wales)

A Pet Permission Addendum to Tenancy Agreement in the United Kingdom sets the rent, deposit, fixed term, repairing obligations, and notice requirements for a residential let, and is governed by the Landlord and Tenant Act 1985.

In English tenancy law, most standard Assured Shorthold Tenancy agreements contain a clause either prohibiting pets entirely or requiring the landlord's prior written consent before any animal may be kept at the property. Where a tenant wishes to keep a pet and the landlord is willing to grant permission, a pet addendum provides a clear written record of that permission and the conditions attached to it. This is important for both parties: it gives the tenant certainty that they are not in breach of the tenancy agreement, and it gives the landlord a documented basis for making deposit deductions if the pet causes damage.

The legal framework in England for pets in rented properties changed significantly with the Renters' Rights Act 2025, which received Royal Assent on 27 October 2025. The Act, implementing reforms proposed under the Renters' (Reform) Bill, introduced a new right for tenants to request permission to keep a pet and a corresponding obligation on landlords not to unreasonably refuse that request. This does not mean landlords must always consent — there may be legitimate grounds for refusal, such as the property being unsuitable (for example, a very small flat without outdoor space for a large dog), conditions of the landlord's own mortgage or superior lease, or specific animal welfare concerns — but a blanket 'no pets' policy that is applied regardless of the circumstances is unlikely to satisfy the 'not unreasonably refused' standard.

The Tenant Fees Act 2019 is also directly relevant. Under that Act, the total tenancy deposit for an Assured Shorthold Tenancy is capped at five weeks' rent (where annual rent is below £50,000) or six weeks' rent (where annual rent is £50,000 or more). A landlord cannot charge a separate 'pet deposit' on top of the capped tenancy deposit, nor can they charge a 'pet fee' or any other payment in connection with permitting a pet. Any such charge would be a prohibited payment under the Act, and charging it is a criminal offence.

The legal framework governing the Pet Permission Addendum to Tenancy Agreement (England & Wales) in United Kingdom draws on several key statutes and regulatory bodies. Under the Landlord and Tenant Act 1985 and Housing Act 1988, disputes may be referred to the First-tier Tribunal (Property Chamber). Section 11 of the Landlord and Tenant Act 1985 sets repair obligations. The Land Registry maintains title records under the Land Registration Act 2002. Section 2 of the Law of Property (Miscellaneous Provisions) Act 1989 governs contracts for the sale of land. The Tenant Fees Act 2019 restricts permitted payments. Parties executing a Pet Permission Addendum to Tenancy Agreement (England & Wales) in United Kingdom should confirm the document reflects current law, including any amendments enacted since the original drafting date. The Landlord and Tenant Act 1985 sets the foundational requirements.

A Pet Permission Addendum to a Tenancy Agreement is needed in England and Wales in the following circumstances.

First, where a tenant makes a written request to keep a pet at the start of or during the tenancy and the landlord agrees. Even if the original tenancy agreement contains a general pets prohibition, a signed addendum overrides that prohibition for the specific pet described and provides clarity for both parties.

Second, where a tenant has been living with a pet that was not originally disclosed to the landlord and both parties now wish to regularise the arrangement. This is a common situation where a tenant has acquired a pet during the tenancy without initially informing the landlord. Regularising the position with a pet addendum prevents any technical breach of the tenancy agreement and avoids potential disputes about deposit deductions.

Third, where a landlord wishes to grant permission for a pet but wants to impose specific conditions that are not covered by the standard tenancy agreement — for example, a requirement to carry out professional flea treatment at the end of the tenancy, to keep the pet on a lead in communal areas, or to maintain pet liability insurance.

Fourth, following the Renters' Rights Act 2025, landlords who receive a written pet request from a tenant should respond in writing within the statutory period. Granting permission by way of a signed addendum provides clear documentary evidence of the landlord's consent and the terms attached to it.

Fifth, where a tenant who has received permission to keep a pet wishes to have formal written confirmation of that permission for their own records, for example to satisfy an insurance provider or a veterinary practice.

Parties in United Kingdom should prepare a Pet Permission Addendum to Tenancy Agreement (England & Wales) proactively rather than waiting for a dispute to arise. Courts interpret agreements based on the written terms rather than oral representations. Under the Landlord and Tenant Act 1985 and Housing Act 1988, disputes may be referred to the First-tier Tribunal (Property Chamber). Section 11 of the Landlord and Tenant Act 1985 sets repair obligations. The Land Registry maintains title records under the Land Registration Act 2002. Section 2 of the Law of Property (Miscellaneous Provisions) Act 1989 governs contracts for the sale of land. The Tenant Fees Act 2019 restricts permitted payments. Where the transaction involves regulated activities, prior approval from the relevant authority may be required before execution.

A well-drafted Pet Permission Addendum to a Tenancy Agreement for England and Wales should include the following key elements:

1. Parties and property: The full legal names of the landlord and all tenants, the address of the rental property, and the start date of the original tenancy agreement being amended.

2. Description of the permitted pet: The species, breed, name, and description (colour, age, sex, whether neutered) of the specific pet for which permission is granted. Permission should be limited to the described pet and should not extend automatically to additional animals.

3. Compliance with the Renters' Rights Act 2025: An acknowledgement that the landlord's consent is given in compliance with the obligation not to unreasonably refuse a tenant's written request to keep a pet.

4. Tenant Fees Act 2019 compliance: An express statement that no additional pet deposit or pet fee is charged, and that any revision to the total deposit remains within the statutory cap.

5. Tenant's obligations: A clear list of the tenant's obligations in relation to the pet, including keeping the pet under control, preventing damage and nuisance, complying with registration and microchipping laws, notifying the landlord of damage, and removing the pet if consent is withdrawn.

6. End-of-tenancy obligations: Specific requirements that apply at the end of the tenancy because a pet has been kept, such as professional flea treatment and professional carpet and upholstery cleaning. These obligations must relate to actual costs and not be penalty charges.

7. Pet insurance (optional): Where the landlord requires the tenant to hold third party public liability insurance for the pet, the minimum level of cover and the requirement to produce evidence of the policy on request.

8. Withdrawal of consent: The circumstances in which the landlord may withdraw permission and the notice required, for example where the tenant is in material breach of the pet obligations.

9. Governing law: England and Wales.

Additional compliance elements for a Pet Permission Addendum to Tenancy Agreement (England & Wales) used in United Kingdom include: Under the Landlord and Tenant Act 1985 and Housing Act 1988, disputes may be referred to the First-tier Tribunal (Property Chamber). Section 11 of the Landlord and Tenant Act 1985 sets repair obligations. The Land Registry maintains title records under the Land Registration Act 2002. Section 2 of the Law of Property (Miscellaneous Provisions) Act 1989 governs contracts for the sale of land. The Tenant Fees Act 2019 restricts permitted payments. Forms-legal.com provides this template as a starting point for United Kingdom-compliant documentation.