Pets in Rental Properties: The New Rules Under the Renters' Rights Act

By RentVault Team · Published 2026-08-18 · Updated 2026-08-26 · 5 min read

Since 1 May 2026, tenants in England have a statutory right to request a pet. Landlords cannot unreasonably refuse. A blanket no pets policy in a tenancy agreement is no longer enforceable.

Since 1 May 2026, tenants in England have a statutory right to request a pet. Landlords cannot unreasonably refuse. A blanket "no pets" policy in a tenancy agreement is no longer enforceable. For landlords who have always refused pets as a matter of principle, the law has changed.

This guide explains the new rules, what counts as a reasonable refusal, what to do when the request comes in, and how to protect yourself if a pet causes damage.

The new default position

Under the Renters' Rights Act 2025, a tenant on an assured tenancy can make a written request to keep a pet at the property. The landlord must respond within 28 days. The landlord can only refuse if they have a reasonable ground to do so.

The starting position has reversed. Before the Act, a landlord could refuse a pet for any reason or no reason. The tenancy agreement could simply say "no pets" and that was the end of it. Under the new rules, refusal requires a reason — and that reason must be reasonable.

What counts as a reasonable refusal

The legislation does not provide an exhaustive list of reasonable grounds for refusal, but the following are generally accepted as reasonable:

Head lease restriction. If you own a leasehold property and the freehold lease prohibits pets, you cannot grant consent to a tenant that you yourself do not have. This is a factual constraint and a reasonable ground for refusal. You must check your lease — a blanket assumption that your lease prohibits pets, without actually checking, is not a reasonable basis for refusal.

Property type or size. A studio flat may be genuinely unsuitable for a large dog. Refusing a large dog in a very small property on grounds of unsuitable size is likely to be reasonable. Refusing a small cat in a large house on the same grounds is unlikely to be.

Specific allergen risk. If you or another occupant (for example, in a property you also partly occupy) has a clinically significant allergy to the specific type of animal requested, this may be a reasonable ground.

The nature of the specific animal. The right applies to pets — domesticated animals. It does not require you to accept dangerous animals, animals prohibited under other legislation (such as certain exotic species), or animals that are genuinely unsuitable for residential occupation.

What is not a reasonable ground for refusal: a general preference not to have pets, a concern that all pets will cause damage, or a standard "no pets" policy applied without reference to the specific circumstances of the specific request.

The 28-day response obligation

You must respond to a pet request within 28 days. If you reasonably need further information, request it within that period. Where the statutory extension applies, the decision deadline may be delayed until the seventh day after the information is received if that is later than the original deadline.

When you receive a pet request, acknowledge it and record the date of receipt. Even if you need more time to check your head lease or consider the specific animal, you should acknowledge the request within a few days and indicate that you are considering it.

If you need to refuse, the refusal must be in writing and must state the reason. A vague refusal without a stated reason is not compliant with the new rules.

The deposit problem

The Tenant Fees Act 2019 caps tenancy deposits at five weeks' rent (for annual rents below £50,000). This cap applies regardless of whether a pet is present. You cannot take a larger deposit because a tenant has a pet.

This has created a practical problem for landlords who are concerned about pet damage — the tool that used to manage this risk (a higher deposit for pet-owning tenants) is no longer available.

You cannot require the tenant to buy pet insurance as a condition of consent, and you cannot take an extra pet deposit above the Tenant Fees Act cap. Existing relevant insurance held by the landlord or tenant may respond to pet damage, depending on the policy wording, so both parties should check their cover rather than assume that damage is insured.

Documenting pet permission

If you agree to a tenant keeping a pet, document it properly. A pet addendum or pet permission letter should record:

• The specific animal (species, breed, and ideally name)
• Any lawful, reasonable conditions attached to the permission, such as restrictions to certain rooms
• That the permission is specific to this animal and does not extend to additional animals without further consent

A well-documented pet permission gives you a clear baseline for any deposit dispute at the end of the tenancy. A verbal agreement gives you nothing.

If a tenant keeps a pet without permission

If a tenant acquires a pet without requesting permission and without your consent, this is a breach of the tenancy agreement (assuming the agreement requires consent for pets, which it should still contain as a procedural requirement even under the new rules).

A breach of the tenancy agreement is a ground for possession under Ground 12 of Schedule 2 to the Housing Act 1988, but it is a discretionary ground — the court will only grant possession if it is reasonable to do so. An unauthorised pet that has caused no damage is unlikely to result in a possession order. However, the breach is documented and relevant if the tenancy deteriorates in other ways.

Updating your tenancy agreement

If your tenancy agreement contains a blanket "no pets" clause that operates as an automatic prohibition, that clause is now unenforceable. It does not, however, disappear automatically — it simply cannot be relied upon to refuse a properly made pet request.

You should update your tenancy agreement template to reflect the new position — replacing a blanket prohibition with a requirement for written consent, subject to the landlord's reasonable consideration of the specific request within 28 days. RentVault's document templates include tenancy agreement templates updated for the Renters' Rights Act.

Sources: GOV.UK guide to the Renters' Rights Act · Tenant Fees Act guidance for landlords and agents.