With pets becoming part of everyday life for many renters, more landlords are asking what the Renters’ Rights Bill (RRB) will actually require of them, and whether pet damage insurance will be part of the picture. Here’s a concise update for PLAN members on the policy position and the practical options available now.
The policy position (England)
The Bill has completed its Lords report stage and is in its final parliamentary phases. Royal Assent is widely expected in the autumn, although the precise timing depends on the remaining stages and any further exchanges between the Commons and Lords.
On pets, the Government’s own amendment removed the draft power for landlords to require tenants to take out pet insurance. In other words, the specific “tenant-pays pet insurance” route has been taken out of the current text and remains under review pending the final Act and commencement regulations.
Peers also backed a separate amendment allowing a dedicated “pet deposit” of up to three weeks’ rent, outside the existing deposit cap, to be used specifically for pet-related damage. This will still need to clear the remaining legislative steps before it is settled in law.
What this means for landlords right now
While the legislative details are still being finalised, it is clear tenants will have a stronger right to request a pet. Landlords will therefore need a fair and transparent way to manage the additional risks associated with wear and tear, as well as one-off incidents. As a result, many landlords are now exploring insurance solutions that they can control directly, rather than relying on tenant-held policies that a landlord can’t easily verify or manage.
An example of how landlord-held pet damage cover works
Total Landlord’s pet damage protection is a landlord-purchased extension that offers up to £2,500 per policy period for pet-related damage to buildings or landlord contents, including both accidental damage and gradual wear and tear such as scratching. It covers up to three pets per property and is priced at £134.40 per property per year (including IPT). As the policy is held by the landlord, claims are made and paid to the policyholder, removing uncertainty about whether a tenant has maintained a separate policy or disclosed everything correctly.
To support fair outcomes and reduce disputes, landlords taking this cover should still take a standard security deposit and protect it with a government-authorised scheme, and arrange a professional inventory/condition report at check-in. The insurance then sits above the deposit, providing an extra layer of protection if the deposit is exhausted.
Practical steps while policy is “under review”
- Decide your pet policy now. Be clear in writing about which pet is permitted, any reasonable property-specific conditions (for example, regular carpet cleaning), and how damage will be assessed
- Keep your process evidence based. A detailed inventory at the start and end of the tenancy remains essential to distinguish pet damage from fair wear and tear
- Consider a landlord-held insurance solution. If you want additional financial protection today, a policy you control avoids the verification and lapsing risks linked to tenant-held insurance
- Stay tuned for commencement details. The final act and any regulations will set the start date and confirm whether a separate pet deposit is available in practice
Expert view – Eddie Hooker, CEO, Total Landlord
“Landlords want to be fair to responsible pet owners, but they also need confidence that they won’t be left out of pocket. With the legislation still being finalised, a landlord-held policy that covers both accidental incidents and the kind of gradual wear and tear pets can cause is a practical way to move forward today.”
Want to talk it through?
If you have questions about how pet damage protection works or if you’re unsure whether it’s the right option for your property our team is here to help.
Contact the Total Landlord Insurance team on 0800 634 3880 or email enquiries@totallandlordinsurance.co.uk to speak with one of our specialists. We can guide you through our Pet Damage Protection policy, explain what’s covered, and help you assess whether it’s a suitable way to manage the risks associated with renting to tenants with pets.
Whether you’re looking to strengthen your existing protection, respond to upcoming legislative changes, or simply want more control over how pet-related damage is handled, we’re here to support you.
You can also find more information online at: https://www.totallandlordinsurance.co.uk/pet-damage-protection
Megan Archibald
Content Marketing Assistant
Hamilton Fraser