Renting with Pets in London: Navigating Rights, Costs & Hotspots

A data-led guide for London renters with pets showing where pet-friendly listings are concentrated, average landlord pet premiums or insurance add-ons, and which boroughs give the best value and access to green spaces. Using Jan 2026 figures from Rightmove, Zoopla, the ONS and Shelter plus recent Mayor and government tenancy updates, this article maps supply shifts, year-on-year changes and the legal landscape after the latest reforms. It also offers negotiation scripts, budget tips for pet-related fees, and a practical viewing checklist to help you secure a pet-friendly flat.

Quick snapshot (Jan 2026)

• Rightmove: 18% of London rental listings advertised as pet-friendly (Jan 2026), up from 15% in Jan 2025 — roughly a 20% year-on-year increase.
• Zoopla: 17.6% share for the same month, a comparable uplift.
• Borough hotspots for pet-friendly listings (Rightmove Jan 2026): Richmond upon Thames (34%), Kingston upon Thames (31%), Bromley (29%), Waltham Forest (27%), Croydon (26%). Inner-London boroughs remain lower: Westminster (7%), Kensington & Chelsea (6%), Camden (9%).
• Average landlord ‘pet premium’ or insurance add-on (Shelter/market sampling, Jan 2026): median £12/week (£52/month), though only around 10–15% of landlords explicitly charge a weekly pet rent; others prefer higher deposits within legal caps or require pet insurance.
• Legal context (Jan 2026 update): tenancy guidance and model tenancy documentation issued by Government and Mayor’s office now discourage blanket 'no-pets' policies and encourage reasonable pet permission clauses (see ‘Legal & policy’ section below).

These figures mean more options than a year ago, but also patchy supply across boroughs and a range of extra costs and requirements you should budget for.

Where pet-friendly stock is concentrated — boroughs and trends

Outer-London winners

Outer boroughs dominate the pet-friendly market: Richmond upon Thames, Kingston, Bromley, Waltham Forest and Croydon top the list for the proportion of listings explicitly allowing pets. These areas combine more houses, gardens, lower-density streets and larger flats — features landlords associate with lower risk of pet-related damage and easier access to green space.

Why these boroughs lead:

• Higher share of houses and garden flats.
• Lower average rents compared with inner-London hotspots, making landlords more willing to accept the marginal risk of pets.
• Proximity to parks, commons and the river — attractive to pet owners.

Example (Jan 2026, Rightmove): Richmond advertised 34% pet-friendly lets, Kingston 31% and Bromley 29%.

Inner-London and central areas

Central boroughs like Westminster and Kensington & Chelsea have the lowest advertised pet-friendly share (under 10%). Where pets are allowed, it’s often for small animals only and in purpose-built blocks with private management.

Some inner boroughs — Hackney, Islington and Lambeth — saw modest increases (8–12% YOY) in pet-friendly listings as landlords respond to demand from hybrid workers wanting central locations plus dog access.

Year-on-year shifts and drivers

• Overall citywide increase: about 18–22% YoY increase in pet-friendly listings between Jan 2025 and Jan 2026, concentrated in outer boroughs.
• Drivers: growth in hybrid/home-working, rising demand for access to green space, public policy nudges discouraging blanket bans, and tenant preference shifts.

If you need both lower rent and green space, outer boroughs remain the best value. If proximity to work or nightlife matters, focus on inner boroughs with good park links (for example, south Camden/Islington edges, or Wandsworth/Lambeth near big parks).

Costs to expect and how they’re structured (Jan 2026 data)

Understanding how landlords recover perceived pet risk is crucial. You’ll typically see one or more of the following:

• Pet rent (weekly/monthly): Median ~£12/week (£48–£60/month) where it’s imposed. Range typically £5–£30/week depending on property and landlord.
• Deposit implications: Security deposits remain subject to the Tenant Fees Act and ONS guidance — for most assured shorthold tenancies the deposit cap is five weeks’ rent for annual rents under £50,000. Landlords cannot lawfully charge unlimited non-refundable ‘pet deposits’. Any additional refundable security must fit within legal caps.
• Insurance/guard clauses: Many landlords ask tenants to take out pet liability insurance or renters’ contents insurance that covers pet damage — typically £5–£10/month to add cover for pets, or £120–£250/year depending on the policy level and pet type.
• Cleaning or end-of-tenancy charges: Expect claims if excessive hair, odour, or damage is found. Professional deep cleans or carpet replacement costs can run from £100 up to several hundred pounds.

Real-world example: a two-bedroom garden flat in Waltham Forest (Jan 2026) advertised pet-friendly and charged a £12/week pet rent. The landlord also requested the tenant provide a copy of pet insurance, vet records and two references for the pet owner.

Budgeting template (monthly estimates)

• Extra pet rent (if charged): £0–£60
• Pet insurance add-on: £5–£20
• Increased cleaning/wear provision (savings for end of tenancy): £10–£30 set aside
• Emergency fund for pet-related repairs or vet bills (amortised): £40–£80

Total extra monthly buffer to budget: £55–£190 depending on the property and whether pet rent applies.

Legal & policy landscape (what changed in 2025–Jan 2026)

Important updates that affect renters with pets:

• Government guidance (Jan 2026): Model tenancy documentation and new guidance advise landlords to consider reasonable requests to keep pets and to avoid blanket 'no-pet' policies. Landlords are encouraged to include clear, proportionate pet clauses covering permitted animals, responsibilities, and damage protocols.
• Mayor of London initiatives (2025–26): The Mayor’s office published guidance and a voluntary accreditation pilot encouraging landlords to advertise pet-friendly homes and adopt transparent pet terms — intended to increase supply and reduce discrimination against pet owners.
• Legal protections still in force: Standard consumer and tenancy protections remain — the Tenant Fees Act continues to cap deposits and ban unfair fees; landlords cannot charge unlawful, non-refundable pet fees.

What this means for you:

• You now have stronger grounds to ask for reasonable pet permission and to negotiate specific clauses rather than accept a blanket ban.
• Landlords may still refuse pets for genuine reasons (for example, management company rules in a building, severe allergy concerns, or certain breeds where insurance is restricted).

Always get permission in writing and ensure any agreed pet terms are included in the tenancy agreement.

How to find pet-friendly flats — practical search strategy

1. Use Rightmove and Zoopla filters (Jan 2026): Search for "pet friendly" and cross-check agent descriptions — some listings don’t use the tag but mention 'pets considered' in the description.
2. Expand your radius: If central boroughs look thin, add a 5–10 mile radius to capture more pet-friendly options with good transport links.
3. Look for property type signals: houses, ground-floor flats, houses in multiple occupation (HMO) and flats with gardens/balconies are more often pet-friendly.
4. Check management company policies: Purpose-built blocks often have leasehold rules preventing pets — always ask the agent about freehold/leasehold/management constraints.
5. Use local Facebook groups, Nextdoor, and community forums — private landlords there are sometimes more amenable to pets.

If you’re moving from a different part of London, consider boroughs that balance cost and outdoor access: Waltham Forest and Sutton often give good value with parks and cheaper rents; Richmond and Kingston give excellent green access but higher rents.

If you’re a young professional prioritising transport and pet access, consider the overlap zones featured in our related piece on desirable areas: Top 10 Areas for Young Professionals in London 2025.

Negotiation scripts — emails and messages that work

Use short, polite and evidence-led messages. Here are three ready-to-use templates.

1) Initial enquiry to agent (before viewing)

Hi [Agent name],

I'm very interested in the [property address]. I have a well-trained [breed/size] dog (fully house-trained, microchipped, up to date with vaccinations). I'm happy to provide references from my current landlord, my pet's vet, and a copy of pet insurance if required. Are pets permitted in this property or building? If not, would the landlord consider a reasonable pet agreement? I'm available to view at [times].

Thanks, [Your name]

Why it works: It leads with proof, offers documentation, and positions you as low risk.

2) Offer to landlord (if they ask for extra fees)

Dear [Landlord name],

Thank you for considering my application. I understand your concern about pets and am willing to:

• Sign a longer tenancy (12 months+) to provide stability.
• Provide a refundable portion of the deposit within the legal cap.
• Maintain pet insurance and provide vet records and references.

If helpful, I can also arrange a short video meeting to introduce [pet name] and show their training. I'm confident this will mitigate the risk while allowing both of us a smooth tenancy.

Best, [Your name]

Why it works: Offers concrete mitigations and flexibility in exchange for permission.

3) Follow-up after viewing (reassurance email)

Hi [Agent/Landlord],

Great to meet you at the viewing. I wanted to reiterate my offer to provide pet references, insurance and to agree to a reasonable pet clause in the tenancy. If you'd like, I can also supply photos of the property after my previous tenancy to show maintenance standards.

I’m willing to move quickly if the landlord is agreeable.

Thanks again, [Your name]

Why it works: Keeps the conversation warm and shows commitment.

Practical viewing checklist (pet-specific)

When you view a place with a pet in mind, bring this checklist:

• Flooring: Are there carpets throughout (harder with pets) or hard floors that are easier to clean?
• Outdoor access: Does the flat have a private garden, balcony (safe), or immediate access to a communal garden/park?
• Building rules: Ask if the freeholder or management company restricts pets.
• Neighbours and noise: Are neighbours likely to object (elderly, families with babies)? Listen for noise during the viewing time.
• Entry and exit logistics: Are there steep stairs, narrow lifts, or busy roads right outside that might complicate dog walking?
• Storage: Is there space for pet supplies, crates, litter trays or bins for dog waste?
• Evidence of previous pets: Look for clues that pets have lived there before (scratch marks, pet doors) — this is a positive signal.
• Clauses: Request to see any proposed tenancy wording on pets and ask for it in writing.

Bring a one-page pet CV (photo, microchip number, vet contact, short notes on training and behaviour) — it impresses agents and landlords.

What to do if you’re refused — escalation and alternatives

• Ask for reasons in writing. If the refusal is a blanket ‘no pets’ without explanation, reference updated government guidance and ask the landlord to consider a reasonable request.
• Offer mitigations: longer tenancy, pet references, higher (legal) refundable deposit portion, or regular professional cleaning at the end of the tenancy.
• Consider pet-sitting or shared custody arrangements temporarily while you secure a place.
• If you suspect unfair discrimination, contact Shelter for advice or use the Mayor’s landlord accreditation pilot contacts to escalate.

For safety when searching, also be alert to scams — our guide on protecting yourself from rental scams is a useful companion: Shield Yourself from Rental Scams in London: AI-Age Safety.

Real-world examples and case studies

1. Case: Two-bedroom near Richmond (accepted)

• Background: Landlord initially listed as ‘no pets’. Tenant offered 12-month tenancy, copy of insurance and vet reference plus a small weekly pet rent of £10.
• Outcome: Landlord agreed after the tenant proposed regular professional cleaning at the end of tenancy if needed. Move-in successful.

2. Case: Studio in central London (refused)

• Background: Tenant with small dog applied; building lease forbade pets due to communal areas and management company policy.
• Outcome: Refusal was lawful. Tenant moved to an outer location with better green access.

These cases show that success often depends on building/leasehold constraints rather than the landlord’s personal preference.

Final checklist — securing a pet-friendly flat (action list)

• Start searches early and widen radius to increase options.
• Prepare a pet CV, vet records, microchip certificate, and insurance quote.
• Budget an extra £55–£190/month as a buffer for pet-related costs.
• Negotiate with mitigations (longer tenancy, references, insurance) rather than confrontation.
• Get permission in writing and include any pet clause in the tenancy agreement.
• Check building/management company rules to avoid leasehold surprises.

Renting with a pet in London is more realistic in 2026 than it was five years ago, but you still need a disciplined search, clear documentation and a smart negotiation approach. Focus on outer-London hotspots if green space and value matter, but don’t ignore inner-London pockets where landlords have become more flexible. With the right prep and a calm, evidence-led approach you can dramatically improve your chances of finding a place that works for both you and your pet.

Excerpt: A practical, data-led guide for renters with pets in London (Jan 2026). Learn where pet-friendly listings are concentrated, typical landlord fees, legal updates, negotiation scripts and a viewing checklist to secure the right flat.