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

Pet ownership in the UK has surged in recent years. An estimated 62% of households now own at least one pet, and that figure is even higher among renters aged 25 to 40. For landlords in Middlesbrough and across Teesside, the question of whether to allow pets is no longer a niche consideration — it is a central part of your lettings strategy.

The traditional landlord instinct is to say no. Pets mean risk — scratched floors, chewed skirting boards, lingering odours, and potential complaints from neighbours. But the landscape is shifting, and landlords who adopt a thoughtful pet policy can access a larger tenant pool, reduce voids, and often secure longer tenancies.

Here is a practical guide to making the right decision for your property.

The Legal Position

As of 2026, there is no law in England that compels private landlords to accept pets. However, the direction of travel is clear. The Renters' Reform Bill — which has been progressing through Parliament — includes provisions that would make it harder for landlords to impose blanket pet bans. Under the proposed legislation, landlords would need to consider pet requests on a case-by-case basis and could only refuse on reasonable grounds.

Even under the current framework, the Tenant Fees Act 2019 limits the deposit you can charge to five weeks' rent. You cannot charge a separate "pet deposit" on top of this. However, you can require the tenant to take out pet damage insurance — a policy that covers the landlord against pet-related damage and is paid for by the tenant.

The Case for Allowing Pets

A larger tenant pool. By accepting pets, you open your property to a significantly larger group of applicants. In Middlesbrough, where pet-friendly rentals are still the minority, advertising a property as pet-friendly generates noticeably more enquiries.

Longer tenancies. Pet-owning tenants are often more reluctant to move. Finding another pet-friendly rental is difficult, so tenants with pets tend to stay put for longer. We consistently see that pet-owning tenants have tenancy durations 30-50% longer than average.

Higher rents. Some landlords charge a modest premium for pet-friendly properties — typically £25-£50 per month. Given the scarcity of pet-friendly options in areas like TS5 and TS7, tenants are often willing to pay this.

Tenant quality. A pet owner who is upfront about their animal, willing to pay for pet insurance, and prepared to accept reasonable conditions is typically a responsible, honest tenant. The very act of declaring a pet and agreeing to terms is a positive indicator.

The Case Against

Damage risk. Pets can cause damage that exceeds normal wear and tear. Dogs may scratch hardwood floors or door frames. Cats may damage carpets or furnishings. Puppies and kittens going through their chewing phase can be particularly destructive. Odours from pets can permeate soft furnishings and carpets and are expensive to remove.

Noise and nuisance. Dogs that bark excessively can generate complaints from neighbours, particularly in flats or terraced properties. This is a real consideration for properties in denser parts of TS1 or TS3.

Allergies. Future tenants may have allergies to pet dander. A property that has housed a cat or dog may require deep cleaning — including replacement of carpets — before it is suitable for a tenant with allergies.

Insurance implications. Check your landlord insurance policy. Some insurers exclude or limit cover for properties where pets are kept. Make sure you are covered before agreeing.

A Practical Pet Policy

Rather than a blanket yes or no, the most effective approach is a structured pet policy that manages risk while keeping your options open.

1. Assess Each Request Individually

Consider the type of pet, the property, and the tenant. A well-trained Labrador in a three-bedroom house with a garden in Nunthorpe is a very different proposition from a large dog in a second-floor flat in the town centre.

Questions to ask:

• What type and breed of pet?
• How old is the animal?
• Is the pet house-trained?
• Does the property have outdoor space?
• Is the property furnished or unfurnished? (Unfurnished properties carry less risk)

2. Require Pet Damage Insurance

Since you cannot charge an additional deposit, pet damage insurance is the most effective financial protection available. Policies typically cost £20-£40 per year and cover the landlord for damage caused by the tenant's pet, usually up to a limit of £1,000-£2,000.

Make this a condition of the tenancy. Include a clause in the agreement requiring the tenant to maintain the policy for the duration of their stay and provide proof of cover.

3. Add Pet-Specific Clauses to the Tenancy Agreement

Your agreement should include clear terms covering:

• The specific pet(s) approved (by type, breed, and number)
• The tenant's responsibility for any damage caused by the pet
• A requirement for professional cleaning at the end of the tenancy if odours or staining are present
• A prohibition on additional pets without the landlord's written consent
• A requirement to keep the pet under control and prevent nuisance to neighbours

4. Consider the Property Type

Pets are generally lower risk in:

• Unfurnished houses with gardens (TS5, TS7 family homes)
• Properties with hard flooring rather than carpet
• Properties with enclosed gardens

Pets are higher risk in:

• Furnished properties (more items to damage)
• Flats with shared communal areas
• Properties without outdoor space

5. Conduct Regular Inspections

Quarterly property inspections are good practice for any tenancy, but they are particularly important when pets are present. Inspections allow you to identify any damage early, before it becomes costly, and to ensure the tenant is meeting the terms of the pet policy.

What About Specific Animals?

Dogs — the most common request and the highest risk in terms of potential damage. Smaller, older, house-trained dogs are lower risk. Puppies are higher risk due to chewing and toilet training.

Cats — generally lower risk than dogs, but indoor cats may scratch carpets and furnishings. Cat odour from litter trays can be persistent if not managed well.

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

Fish — negligible risk, though very large aquariums carry a minor flood risk.

Exotic pets — reptiles, birds, and other unusual animals should be assessed on a case-by-case basis.

The Middlesbrough Market Reality

In our experience managing properties across TS1, TS3, TS5, and TS7, the Middlesbrough rental market is underserved when it comes to pet-friendly options. The majority of landlords still operate blanket bans, which means that those who do accept pets have a genuine competitive advantage.

We regularly see pet-friendly properties let faster and with less negotiation on rent. The tenants we place in pet-friendly properties are, on balance, among our most reliable and long-standing.

Our Recommendation

For most landlords in Middlesbrough and Teesside, a conditional pet policy is the optimal approach. Accept pets on a case-by-case basis, require pet damage insurance, include clear terms in the agreement, and inspect regularly. This gives you the commercial benefits of a wider tenant pool and longer tenancies while managing the real risks effectively.

If you would like help drafting a pet policy for your rental property, or need advice on any aspect of letting in Middlesbrough, Ascot Knight is here to help. Get in touch on 03301 759773 or via WhatsApp to speak with our lettings team.