Should You Allow Pets in Your Rental Property? A Middlesbrough Landlord's Guide

Pet ownership in the UK is at an all-time high. The question for landlords in Middlesbrough isn't really "Are tenants asking for pets?" anymore — they are, constantly. The real question is: should you allow pets in your rental property?

The traditional answer was no. Pets mean scratched floors, chewed woodwork, lingering smells, and neighbour complaints. But the lettings market has shifted. Landlords who adopt a thoughtful pet policy access a bigger tenant pool, fill voids faster, and often see longer tenancies. So the calculus has changed.

This guide walks you through the decision — and if you do decide yes, how to protect yourself.

The Legal Position

As a private landlord, you don't have to accept pets. There's no law forcing your hand — yet.

But here's what's coming. The Renters' Rights Act is shifting the presumption. Blanket pet bans will become harder to defend. Instead, you'll need to assess requests individually and can only refuse on reasonable grounds.

On deposits: the Tenant Fees Act 2019 caps your deposit at five weeks' rent. You cannot charge a separate "pet deposit." What you can do is require pet damage insurance — a policy the tenant pays for that covers you for pet-related damage up to (typically) £1,000–£2,000.

Why Allowing Pets Works

The numbers matter. Pet-friendly properties in Teesside are rarer than they should be, which gives you an immediate advantage.

Roughly 62% of UK households own pets, and the rate is higher among renters aged 25–40. By accepting pets, you're opening your door to a demographic that most landlords shut out. In practice, that means more enquiries, faster lettings, and lower void periods.

Pet-owning tenants move less. A cat or dog owner can't easily hop to a new rental when most don't accept pets. We see these tenants stay longer, which means more stable cash flow and less void time between lets.

A tenant who declares their pet upfront, agrees to insurance, and accepts your conditions is signalling responsibility. These are the tenants you want. The fact they've met your bar (insurance, case-by-case assessment, clear terms) is itself a quality filter.

Some landlords add £25–£50 per month for pet-friendly properties. Given the shortage, tenants often accept it without pushback.

In TS5 and TS7, where most landlords operate blanket bans, we see pet-friendly properties let faster, attract lower void periods, and generate significantly more applicants per listing. That advantage compounds.

The Real Risks

But there's genuine downside.

Damage goes beyond normal wear. Dogs scratch hardwood and door frames. Cats shred carpets. Puppies chew things — sometimes things that aren't theirs. Repairs can cost hundreds.

Pet odours — particularly from litter boxes or accidents — can soak into carpets, soft furnishings, and plasterboard. Removing these smells isn't just about ventilation; it requires professional cleaning, air purification, and sometimes material replacement. If you suspect mould or damp from pet-related moisture, the problem escalates further. Our guide on damp and mould covers the deeper issues, but the simple takeaway is: prevention is cheaper than cure.

Dogs bark. In flats or terraced properties — the norm in TS1 and TS3 — a barking dog quickly generates neighbour complaints. You inherit the problem: a stressed landlord, an annoyed tenant, a management headache.

Check your landlord insurance. Some insurers exclude or limit cover for properties where pets are kept. Getting this wrong could leave you uninsured for a claim that pet ownership caused.

Future tenants with allergies won't be able to live in a property that's housed a pet without deep cleaning, carpet replacement, and specialist work. That costs time and money — and it delays your next let.

How to Say Yes Safely

The best landlords don't say a blanket yes or no. They assess case by case.

Evaluate each request individually. A well-trained Labrador in a three-bedroom house with a garden is different from a large dog in a second-floor flat. These are not the same decision. Ask:

What breed and age?
Is it house-trained?
Does the property have outdoor space?
Is the property furnished or unfurnished? (Unfurnished properties carry less risk.)

Require pet damage insurance. Since you can't charge a separate pet deposit, insurance is your financial protection. Policies cost tenants £20–£40 per year (remarkably cheap, really). Include a clause in the tenancy agreement requiring proof of cover before the tenant moves in. Make it a condition of occupancy.

Write specific pet terms into the agreement. Cover:

The specific pet(s) approved — type, breed, number.
The tenant's liability for pet damage.
A requirement for professional cleaning at the end of the tenancy if odours or staining are evident.
A prohibition on additional pets without your written consent.
A clause obliging the tenant to keep the pet under control and prevent nuisance.

Choose properties carefully. Pets work better in houses with gardens, properties with hard flooring, unfurnished units, and properties with outdoor space. They're riskier in furnished flats, terraced properties with thin walls, and units with carpet throughout.

Inspect regularly. Quarterly inspections are standard practice, but they're crucial when pets are present. Early detection of damage or odour issues can save hundreds. Make clear in the agreement that inspections are scheduled and the tenant must cooperate. See our property preparation guide for broader maintenance checks between lettings.

Different animals carry different risks:

Dogs — the most common request and highest risk. Small, older, house-trained dogs are lower risk. Puppies are chaos. Certain breeds carry higher liability. Assess individually.

Cats — generally lower risk than dogs, but carpet damage and litter-box odours are real. Manageable if you monitor.

Small caged pets (hamsters, guinea pigs, rabbits) — minimal damage risk. Most landlords accept these without issue.

Fish — negligible risk (large aquariums have tiny flood risk). Usually fine.

Exotic pets (reptiles, birds) — assess individually based on housing requirements.

The Middlesbrough Reality

We manage properties across TS1, TS3, TS5, and TS7. Most Middlesbrough landlords operate blanket pet bans. That's a competitive gap you can exploit.

Pet-friendly properties in our portfolio let faster, attract lower voids, and the tenants tend to be among the most reliable. If you're trying to reduce void periods, compete on tenant quality, or set a competitive rent price, a thoughtful pet policy is one of the quickest wins available.

Pet-friendly properties command a modest rent premium. The market rewards the decision. And when you're marketing your property, being pet-friendly is a keyword that attracts more enquiries.

Should You Allow Pets?

For most landlords in Middlesbrough, the answer is yes — but with conditions.

A case-by-case approach works. You're not housing every dog in Teesside. You're opening the door to responsible pet owners in suitable properties. You require insurance, clear terms, and regular inspections. You monitor and you're not afraid to say no when the fit isn't right.

This gives you the commercial upside (bigger tenant pool, longer tenancies, lower voids) while managing the real risks responsibly.

Frequently Asked Questions

Can a tenant insist I accept their pet if I've said no?

Not under current law. There's no right to override a landlord's refusal. But as the Renters' Rights Act settles in, the bar for "reasonable refusal" will tighten. If you refuse arbitrarily, you'll struggle to defend it. Have clear, documented reasons: no garden, insurance exclusion, property type, specific concerns about the animal.

What if my insurance excludes pets? Can I change it?

Yes. Many insurers underwrite pet-friendly properties as standard. It may cost slightly more, but it's worth shopping around if you're allowing pets. Don't assume your current insurer is your only option.

Can I charge a higher deposit because there's a pet?

No. The Tenant Fees Act caps deposits at five weeks' rent. You can't add a "pet deposit" on top. Pet damage insurance is your financial protection.

What if the tenant's pet causes damage and isn't covered?

Pet damage insurance covers it — that's the whole point. Make sure the policy is in place before occupancy begins. If damage occurs and the policy has lapsed or doesn't cover it, you can pursue the tenant for repairs using the deposit or legal action.

Can I refuse a breed of dog?

Some breeds are legally restricted under the Dangerous Dogs Act 1991. You must refuse these. For others, refusing solely on breed stereotype is increasingly difficult to defend. Better to assess the individual animal's training and behaviour. Your insurance may exclude certain breeds, which gives you a solid, defensible reason to decline.

What if the tenant gets a pet after the tenancy starts without telling me?

It's a breach of the tenancy agreement. You have grounds to serve notice. Document what you found, when you found it, and that it breaches the terms. Escalate if the tenant doesn't remove the animal. This is where clear terms in the original agreement protect you.

Should I ask for a pet reference from the previous landlord?

Yes, if possible. If the tenant lived elsewhere with a pet, asking whether the previous landlord saw any issues is sensible. Not all landlords cooperate, but it's worth asking. It gives you additional data for your case-by-case assessment.

Ready to work through a pet policy for your rental? Call us on 03301 759773 or WhatsApp — we can help you draft terms, check your insurance, and find the right balance for your property in Middlesbrough or across Teesside.