Pets in Welsh Rental Properties: Understanding the Renting Homes (Wales) Act 2016

Wales: No statutory pet-request right

The Renting Homes (Wales) Act 2016 does not include a statutory right for tenants to request a pet. Unlike the English Renters' Rights Act 2024, Wales has no formal 28-day response duty.

Pets are governed entirely by the terms of the occupation contract (Wales' equivalent to a tenancy agreement). Landlords and tenants negotiate pet clauses individually at the start of the occupation.

This gives Welsh landlords more flexibility — but you should still have a clear, documented pet policy.

Welsh tenancy framework: occupation contracts

Under the Renting Homes (Wales) Act 2016, all residential lettings in Wales are governed by occupation contracts, not traditional tenancy agreements.

Occupation contracts cover:

• Rent and payment terms
• Length of occupation
• Landlord and tenant rights and responsibilities
• Pet terms (if any)

Pet clauses must be clear and agreed in writing before the occupation starts. If you don't include a pet clause, the tenant's right to keep pets will be determined by the common law principle of fairness.

Key differences from England

English landlords (Renters' Rights Act 2024):

• Tenants have a statutory right to request a pet
• Landlords must respond within 28 days
• Refusals must be based on reasonable grounds

Welsh landlords (Renting Homes Act 2016):

• No statutory pet-request right
• Pet terms are negotiated in the occupation contract
• You have more discretion, but must act fairly and consistently

Building a pet clause for your occupation contract

Your pet clause should clearly state:

• Which animals are allowed (dogs, cats, small mammals, reptiles, birds, etc.)
• Size or breed restrictions if relevant
• Pet-damage insurance requirements (recommended)
• Notice period if a tenant wants to introduce a pet mid-occupation
• Breach consequences (e.g., removal of the animal, possession ground)

Example clause:

"The Landlord permits the Tenant to keep one cat or one small dog (under 15kg). The Tenant must arrange and maintain pet-damage insurance (minimum £50/year) covering the period of occupation. The Tenant must notify the Landlord in writing within 7 days of acquiring the pet. Any breach of this clause (including keeping a pet without permission or allowing damage beyond normal wear and tear) is grounds for possession under the Renting Homes (Wales) Act 2016."

Pet deposits: banned in Wales

Pet deposits are a prohibited payment in Wales. Wales has its own mirror of England's Tenant Fees Act: the Renting Homes (Fees etc.) (Wales) Act 2019. It bans any payment in connection with an occupation contract other than rent, the (single) security deposit, a holding deposit, default fees, and utilities/council tax. A separate "pet deposit" doesn't fit any permitted category — charging one is a prohibited payment.

Deposit cap: your single security deposit can't exceed 5 weeks' rent (or 6 weeks if the annual rent is £30,000+, which is rare in Welsh private lettings). You can't take a top-up for pets.

Penalty for charging a prohibited payment: a civil penalty of up to £1,000 for a first offence (criminal offence for repeat). The tenant can also apply to the county court or First-tier Tribunal for repayment.

What you can do instead: require the tenant to take out a pet damage insurance policy as a condition of permitting the pet, or take out your own policy and recover the reasonable premium cost from the tenant. Insurance isn't caught by the Fees Act because it's not a payment to the landlord.

SelfLet blocks pet deposits at the UI level for Welsh properties, explains why, and walks you through the insurance alternative so you stay on the right side of the 2019 Fees Act.

Insurance: mandatory or optional?

You can require pet-damage insurance as a condition of pet ownership. This is recommended because:

• It protects you from damage claims
• It removes the need for additional deposits
• It's transparent and fair

Standard premium: £50–150/year depending on the animal and coverage.

If the tenant refuses insurance, you can refuse to allow the pet.

Managing pets mid-occupation

A tenant may want to introduce a pet that wasn't covered in the original occupation contract. You can:

1. Agree to it — get written consent and document the variation
2. Refuse it — you have discretion, but should act fairly and consistently

If you agree, add conditions:

• Pet-damage insurance requirement
• Notice that you intend to verify the pet (inspection clause)
• Clear documentation of what happens if the pet causes damage

Always document in writing. Get the tenant's signature on any variation.

What constitutes a breach of pet terms?

Pet-related breaches might include:

• Keeping a pet without permission or in violation of the agreed clause
• Failing to maintain pet-damage insurance
• The pet causing damage beyond normal wear and tear
• The pet causing a nuisance (excessive noise, aggression, feces in common areas)
• Failing to notify you when a pet is introduced

Evidence of breach:

• Photos of damage
• Neighbor complaints (in writing)
• Inspection notes
• Insurance claim correspondence
• Tenant communications about the pet

If there's a breach: possession grounds

Under the Renting Homes (Wales) Act 2016, you can use breach of the occupation contract as grounds for possession if:

1. You serve a notice specifying the breach
2. The tenant has had a reasonable opportunity to remedy it (usually 14 days for remediable breaches)
3. The tenant has not remedied it

For serious breaches (e.g., serious damage, sustained nuisance), you may not need to allow a remedy period.

Keep detailed records of any breach, your communications, and the tenant's response. This evidence will support any possession claim.

Deposit disputes: using the single security deposit

Since Wales bans pet-specific deposits, any pet-related damage claim has to come out of the single security deposit (capped at 5 weeks' rent). If you're claiming against it for pet damage:

1. Document the damage — photos, repair quotes, inspection dates, check-in vs check-out comparison
2. Deduct from the deposit — state the amount and reason clearly in writing
3. Return the balance within 30 days of the contract ending — or the tenant can complain to the deposit scheme
4. If disputed — the scheme will mediate

Because the deposit is capped, serious pet damage can easily exceed it — which is exactly why pet damage insurance is the better mechanism. If the insurance policy is in place, the claim goes against the policy, not against your deposit.

Best practice for Welsh landlords

1. Draft a clear pet clause — include in the occupation contract before occupation starts

2. Be fair and consistent — apply the same standards to all tenants in similar circumstances

3. Require pet-damage insurance — don't rely on deposits alone

4. Document everything — approvals, refusals, requests, complaints, damage, insurance proof

5. Check your insurance — buildings insurance must cover pet-related damage or you can't claim against deposits

6. Keep inspection records — photos of the property condition at the start and end of occupation

7. Understand Welsh Government guidance — check for updates to the Renting Homes (Wales) Act and any supplementary guidance on pet terms

Key differences: Wales vs. England

Aspect

Wales (Renting Homes Act 2016)

England (Renters' Rights Act 2024)

Statutory pet-request right?

No

Yes

28-day response duty?

No

Yes

Reasonable grounds for refusal?

Not specified; fair dealing required

Yes, specific grounds apply

Pet deposits allowed?

No (banned under the Renting Homes (Fees etc.) (Wales) Act 2019)

No (banned under the Tenant Fees Act 2019)

Pet-damage insurance?

Recommended

Statutory requirement if approved

Occupation/tenancy agreement?

Occupation contract (RHWA 2016)

Tenancy agreement + Written Statement of Terms

Breach grounds for possession?

Yes, under RHWA 2016

Yes, Section 8 grounds

Next steps

1. Review your current occupation contracts — what pet clause do you have?

2. Draft or update your pet clause — make it clear, fair, and specific

3. Understand your buildings insurance — what's covered for pet damage?

4. Require pet-damage insurance — include in the pet clause

5. Document everything — pet clauses, approvals, refusals, complaints, damage

6. Check Welsh Government guidance — stay updated on any changes to the Renting Homes (Wales) Act

Wales' framework gives you more flexibility than England, but you still need a clear policy, fair dealing, and documentation.

How SelfLet helps Welsh landlords

SelfLet is built for self-managing landlords across England, Scotland, and Wales — and it knows which rules apply where. For pet requests on Welsh occupation contracts, SelfLet:

• Blocks prohibited payments — no pet deposits, no pet rent surcharges, with a plain-English tooltip explaining the Renting Homes (Fees etc.) (Wales) Act 2019
• Generates a pet clause addendum that slots into your Written Statement of Terms
• Tracks pet damage insurance — you can record the policy, premium, and renewal date against the occupation contract
• Logs every request, decision, and communication with server-side timestamps you can export as an audit trail if a dispute ever reaches Rent Smart Wales or the Residential Property Tribunal Wales

Join the SelfLet launch waitlist — we go live 1 May 2026.

Last updated: April 2026. This guide covers Welsh occupation contracts under the Renting Homes (Wales) Act 2016 and the Renting Homes (Fees etc.) (Wales) Act 2019. For legal advice on specific situations, consult a Welsh solicitor or letting agent. Check the Welsh Government website for the latest guidance on occupation contracts and pet terms.