A lack of pet-friendly rental properties in the private sector is making it difficult for pet-owners to find a place to live, and forcing some to give up their beloved animals.
This was a key finding in the Senedd Local Government and Housing (LGH) Committee’s recent inquiry into the private rented sector. The Welsh Government has since published a white paper which sets out proposals to address the barriers faced by pet owners.
This article will explore the evidence heard during the inquiry, the measures proposed by the Welsh Government to tackle the problem, and how these proposals compare to the Committee’s recommendations.
The shortage of pet-friendly rental homes
Around half of households in Wales own a pet. But the property website Zoopla reports that only 7% of rental homes are advertised as suitable for pets.
The LGH Committee heard that the lack of pet-friendly properties means pet owners face particular difficulties in finding a home to rent.
For some, this means being faced with the difficult decision of whether to give up a pet to be able to find a place to live. Dog’s Trust reported that 10% of people who rehome a dog through their centres in Bridgend and Cardiff say it’s due to a change in accommodation or a tenancy agreement.
Worryingly, the Committee heard from several stakeholders that some people faced with this decision opt to stay with their pets, and can end up becoming homeless as a result. Crisis, the homelessness charity, told the Committee:
“One of our members wasn't able to take a place purely because it had a no-pet policy. She has a dog that has been her only companion through the most difficult time in her life, and she actually chose to sleep in a car, rather than take a place.”
Why are landlords reluctant to allow pets in their properties?
The National Residential Landlord Association (NRLA) told the Committee that landlords “are not anti-pet, they’re anti-risk”. A key stumbling block for landlords is the concern that pets will cause damage which requires substantial cleaning or repair work, and that they may face difficulties recouping costs from tenants.
However research funded by Battersea Dogs & Cats Home found the likelihood of pet damage is relatively low, and on average is less costly than wear and tear from tenants. Three-quarters of landlords (76%) surveyed for the report said they did not encounter any damage caused by pets. The average reported cost of pet-related damage was £300 per tenancy, compared to £775 for non-pet-related damage.
There are other reasons why landlords may be unable or unwilling to let their property to pet owners. For example, some homes may be unsuitable for particular kinds of pets, or there may be a risk a pet would cause problems for other tenants or residents at the property.
Calls to strengthen tenants’ legal rights
Charities like Dog’s Trust, RSPCA Cymru and Cats Protection have called for the Welsh Government to strengthen tenants’ legal rights when it comes to keeping pets.
Currently, there is no right for a tenant in the private rented sector in Wales to request or keep a pet. An additional ‘pet clause’ which allows tenants the right to request a pet may be included in tenancy contracts, if both the landlord and the tenant agree to it. However, it does not form part of the model standard contracts published by the Welsh Government and would need to be added by a landlord or agent.
The Committee concluded that the lack of a default pet clause in tenancy contracts “is compounding the presumption against permitting pets” in privately rented homes. It called on the Welsh Government to outline how it intended to extend tenants’ rights to have a pet into contracts, either through primary legislation or by working with the UK Government to extend the provisions in the Renters’ Rights Bill.
What is the Welsh Government proposing?
The Welsh Government set out its proposals to address the barriers faced by pet owners in its October 2024 White Paper on Adequate Housing, Fair Rents and Affordability.
It proposes making pet insurance a ‘permitted payment’ under the Renting Homes (Fees etc.) (Wales) Act 2019, to allow landlords to request payment from tenants for the cost of an additional premium relating to pet damage.
A similar measure is included in the Renters’ Rights Bill introduced by the UK Government. In a survey of NRLA members conducted in 2021, 42% of landlords said that pet insurance would help them accept pets in their properties.
How does this compare to measures elsewhere in the UK?
The Welsh Government’s proposals stop short of measures which would strengthen tenants’ rights to request and own a pet. By contrast, both the UK and Scottish governments have proposed legislation which will give most tenants the right to request a pet by default.
In England, the Renters’ Rights Bill will make it an implied term of most assured tenancies (with some exceptions) that a tenant may keep a pet with the landlord’s consent, unless the landlord reasonably refuses. Tenants will be able to appeal a landlord’s decision through the new Private Rented Sector Ombudsman or the court. The Housing (Scotland) Bill makes similar provision for tenants in Scotland.
Although the Welsh Government is seeking approval for some provisions in the Renters’ Rights Bill to be extended to Wales through a Legislative Consent Memorandum (LCM), this does not currently include measures relating to pets.
The LGH Committee feels the Welsh Government’s White Paper proposals in relation to pets do not go far enough. It has therefore recommended the government seek an amendment to the Renters’ Rights Bill to extend the provisions relating to pets to Wales.
What’s next?
A Plenary debate on the Committee’s report into the private rented sector will be held in the Senedd on 15 January 2025.
The Welsh Government is currently consulting on its White Paper proposals, and is aiming to publish the outcome of the consultation by summer 2025.
Stakeholders will be hoping to see the Welsh Government commit to further action to strengthen renters’ rights to have a pet.
Article by Gwennan Hardy, Senedd Research, Welsh Parliament