How to Handle Pet Requests from Tenants

The demand for pet-friendly rentals has surged, but so have landlord concerns around damage, complaints, and legal boundaries. Only around 7% of private rental listings in the UK are pet-friendly, even though more than 50% of households own a pet, creating a clear mismatch between tenant demand and available properties. For landlords, this creates a legal and operational dilemma: allow pets and risk property issues, or say no and potentially lose good tenants?

As housing policy continues to evolve and tenants become more vocal, landlords need a clear understanding of their rights and responsibilities when managing pet requests. Missteps can result in disputes, lost revenue, or tribunal challenges, especially if the tenant claims discrimination or unfair treatment.

This detailed guide explains everything from how to legally refuse or accept pets, protect your property with structured agreements, and handle issues under Scotland’s housing legislation. With growing demand for pet-friendly properties, understanding your rights and responsibilities is essential to avoid disputes, tribunal claims, or damage to your investment.

Can Landlords Refuse Pets?

Yes, landlords in Scotland can legally refuse pets in private rental properties, unless the animal qualifies as an assistance animal under the Equality Act 2010. There is no statutory requirement under Scottish tenancy law to accept pets, and the Private Residential Tenancy Agreement allows you to include a “no pets” clause by default.

In Scotland, landlords can choose whether to allow pets, as long as they treat all tenants fairly and don’t discriminate. The government supports pet-friendly renting, but there’s no law that says you must allow pets unless refusing would be unfair to someone with a disability who needs a support animal.

Common grounds for pet request refusal in Scotland include:

• Property type is unsuitable (e.g., small flats, no garden)
• Title deeds, factoring agreements, or block rules prohibit animals
• Insurance restrictions or public liability concerns
• Potential nuisance to neighbours or common areas

If you receive a pet request, you’re not required to justify refusal unless challenged. However, written communication is best practice. Include pet restrictions clearly in the tenancy agreement and reinforce them in the Tenant Information Pack required by law in Scotland.

How Should Landlords Handle Pet Requests?

Landlords should handle pet requests by following a clear, legally compliant process that reduces risk and ensures transparency. The process should begin the moment a request is received, whether during application or mid-tenancy, and should be documented thoroughly. Here’s how to handle it step by step:

1. Review the Existing Tenancy Agreement

Start by checking if your tenancy agreement includes a pet clause. The Scottish Government’s Model Private Residential Tenancy Agreement includes a section that prohibits pets unless the landlord gives written consent. If your current agreement doesn’t address pets at all, you should add this clause before any issue arises.

Key actions:

• If your lease already prohibits pets, refer to that clause when evaluating the request.
• If the agreement is silent on pets, you should update it before responding or include a temporary addendum.
• Confirm that common building rules, such as factoring agreements or title deeds, don’t prohibit animals outright.

Having a strong legal base in your agreement prevents disputes and allows you to control which types of pets are considered.

2. Request a Full Pet Profile from the Tenant

Ask the tenant to submit a detailed written profile of the animal. This helps assess compatibility with your property and tenant suitability. The more information you gather upfront, the better your risk assessment.

Ask for:

• Animal species and breed
• Size, weight, and age
• Vaccination and neutering/spaying status
• House-training level and behavioural traits
• Any past incidents of damage or complaints
• Type of containment used (e.g., cages, crates, leashes)

If the pet is a dog, consider asking if it has been trained or registered with the Kennel Club’s Good Citizen Dog Scheme, or whether it is a restricted breed under the Dangerous Dogs Act.

For multi-unit buildings, assess whether the pet could disturb shared areas or neighbours.

3. Ask for References and Veterinary Documentation

Request supporting documents that help verify the tenant’s responsibility as a pet owner. These can help reduce uncertainty and demonstrate that the tenant has successfully housed the pet before without issues

You can ask for:

• A reference from a previous landlord confirming that the pet caused no damage or nuisance
• Veterinary documents, including vaccination records, flea and worm treatment status, and any behavioural notes
• Pet insurance documents, showing coverage for third-party damage or accidents

This evidence not only supports your decision but also provides reassurance that the pet is healthy, well-cared-for, and low-risk.

4. Assess Rent or Deposit Adjustments (Legally)

You may wish to adjust the monthly rent to reflect increased wear and tear or potential costs linked to pet ownership. In Scotland, you cannot ask for a separate “pet deposit” if it causes the total deposit to exceed two months’ rent, as capped under Scottish deposit regulations.

Acceptable landlord actions:

• Enforce cleaning obligations or damage deductions at the end of the tenancy through one of the approved tenancy deposit schemes:
  • SafeDeposits Scotland
  • Letting Protection Service Scotland
  • MyDeposits Scotland

All charges must be reasonable, agreed in writing, and compliant with tenancy deposit legislation to remain legally enforceable.

5. Amend the Tenancy Agreement with a Specific Pet Clause

If you agree to allow the pet, update the tenancy agreement to include a specific clause outlining all expectations and responsibilities associated with the animal. This ensures legal clarity and sets boundaries that the tenant must follow

The clause should include:

• The pet’s full description and identifying details
• Conditions for hygiene, noise, and behaviour
• Requirement for professional cleaning and pest treatment at the tenancy end
• The tenant’s responsibility for all pet-related damage
• A revocation clause if the pet causes issues (e.g., odour, noise, damage, neighbour complaints)

If the pet is approved mid-tenancy, add a written variation signed by both parties. Keep a copy of all pet-related documentation with the tenancy records.

Scottish Legal Reminders:

• Pet-related rent increases must be agreed upon and not imposed unilaterally.
• Deposit limits (two months’ rent max) include pet risk—no extra deposits are allowed beyond this.
• Verbal permissions are not enforceable—always document approval in writing.
• Refusals should be fair and non-discriminatory to avoid tribunal risk under the Equality Act.

What Pets Can Landlords Refuse?

Scottish landlords can lawfully refuse requests for certain types of pets. Refusal should be based on property suitability, legal restrictions, or the landlord’s duty of care to neighbours and shared buildings. You are not required to accept any pet simply because a tenant makes a request.

Typical refusal scenarios in Scotland include:

• Large dogs in city flats, where indoor space or access to the outdoors is limited
• Exotic animals, such as reptiles or birds, requiring licenses under the Dangerous Wild Animals Act 1976
• Aggressive dog breeds, especially those restricted under the Dangerous Dogs Act 1991
• Multiple pets that exceed acceptable occupancy or hygiene standards

Some blocks in Scotland have title deeds or factors’ regulations that specifically ban animals in common areas. If this applies, include that information in the tenancy and point to the clause in your refusal.

While you’re not required to justify every refusal, maintaining a consistent, written policy can protect you if challenged. If a case reaches the First-tier Tribunal, documentation will be essential.

How to Reduce Risk When Accepting Pets

Accepting pets in a Scottish rental doesn’t mean accepting risk without control. Landlords can reduce exposure to damage or nuisance by implementing clear, enforceable terms and routine checks, all within the scope of Scottish housing law.

Start by drafting a pet agreement clause that becomes part of the tenancy agreement. This clause should:

• Set expectations for hygiene and behaviour
• Require professional cleaning or pest treatment at the end of tenancy
• Permit the landlord to revoke permission if problems arise
• Specify responsibility for all pet-related damage

In Scotland, landlords cannot request a deposit greater than two months’ rent, even if a pet is present. However, you may increase the monthly rent to reflect wear-and-tear risks, provided the increase is clearly stated and agreed upon.

Regular inspections are permitted with proper notice (usually 24 hours under PRT rules) and should include a check on:

• Odours and pet-related stains
• Cleanliness of pet areas
• Noise complaints or disturbances

Requiring pet insurance is also a valid strategy. It offers an additional layer of protection and shows the tenant is a responsible pet owner.

What If a Tenant Brings a Pet Without Consent?

If a Scottish tenant brings a pet without obtaining written permission, they are likely to be breaching the tenancy agreement. You can take steps under Scottish tenancy law to resolve the issue, ranging from formal warnings to serving a Notice to Leave.

Begin by:

1. Reviewing the tenancy agreement to confirm the breach.
2. Writing to the tenant requesting immediate removal or a formal permission application.
3. Documenting any property damage, neighbour complaints, or hygiene issues.

If the tenant refuses to comply and the pet causes ongoing problems, you can serve a Notice to Leave citing Ground 11 (breach of agreement) or Ground 14 (anti-social behaviour or nuisance). These are grounds for eviction under the Private Housing (Tenancies) (Scotland) Act 2016.

If you do escalate the case to the First-tier Tribunal, ensure you provide:

• The tenancy agreement with the no-pet clause
• Evidence of your refusal or the breach
• Communication history with the tenant
• Proof of pet-related issues (photos, noise reports, etc.)

Taking action early protects your legal position and helps maintain the property’s condition and tenant harmony.

How Are Assistance Animals Treated in Scottish Rentals?

In Scotland, assistance animals are treated differently from pets. Under the Equality Act 2010 section 20, tenants who require an animal to assist with a disability have a right to keep it even if the tenancy agreement has a “no pets” clause.

As a landlord, you must make reasonable adjustments to your policies to accommodate such tenants. Refusing a guide dog, hearing dog, or medical alert animal can result in a discrimination claim at the First-tier Tribunal or through civil legal action.

You may:

• Ask for a letter from a general practitioner or medical professional
• Request documentation from an assistance animal provider
• Clarify the function of the animal (e.g., guide, seizure alert, anxiety support)

You may not:

• Charge additional rent
• Demand a separate deposit
• Refuse tenancy based solely on the animal

Understanding this distinction is vital. Assistance animals are not subject to standard pet clauses, and Scottish landlords must comply with equality law in all tenancy decisions.

How Do Pet Policies Affect Property Value?

Well-managed pet policies can increase rental appeal and reduce void periods in Scotland. With a growing number of pet-owning tenants, especially in urban centres like Dundee, Glasgow, and Edinburgh, landlords can improve income by adopting clear and fair policies.

In Scottish rental markets:

• Properties listed as “pets considered” attract more applicants
• Tenants with pets often stay longer, reducing turnover costs
• Demand for pet-friendly rentals can reduce void periods by up to 15%

A Battersea Dogs & Cats Home study found that 76% of landlords who allowed pets reported no property damage, and pet-owning tenants typically stayed longer, improving rental stability.

However, this only works if managed properly. Vague or unenforced policies invite disputes and damage. Clear clauses, proper screening, and mid-tenancy checks help Scottish landlords gain the upside without the risk.

Including your pet policy in marketing materials also ensures transparency and helps you attract tenants who align with your expectations.

Conclusion

Allowing pets in Scottish rental properties remains a decision entirely within a landlord’s rights, but changing legislation and tenant demand mean a balanced, well-documented approach is increasingly important. With only around 7% of rental listings being pet-friendly despite over half of UK households owning pets, clear policies help reduce disputes and attract responsible tenants.

By using structured agreements, written communication, and fair assessment processes, landlords can minimise risks while widening their tenant pool. Understanding current law and preparing for the proposed Renters’ Rights Bill ensures you stay compliant and protect your investment.

If you’re a landlord in Scotland and want to review your tenancy agreements or create a clear pet policy, Westport can help. Our team can advise on legal requirements, draft compliant clauses, and support you in managing tenant pet requests with confidence.