Pets in Rental Properties: New Rules for Landlords Under the Renters' Rights Act
From May 2026, the days of the blanket no-pets clause are over. Under the Renters’ Rights Act 2025, landlords in England cannot unreasonably refuse a tenant’s written request to keep a pet.
This does not mean you must say yes to every pet. It means you must consider each request properly — and if you refuse, you need a genuine reason.
Here is what changes, what you can still require, and how to handle pet requests correctly.
What the Law Actually Says
The Renters’ Rights Act gives tenants the right to make a written request to keep a pet. You must:
- Consider the request properly
- Respond in writing within 42 days
- Either consent, consent with conditions, or refuse with a stated reason
A blanket clause in your tenancy agreement saying “no pets under any circumstances” is unenforceable from May 2026. You can still include a clause saying pets require written consent — but you must then actually consider each request.
What Counts as Reasonable Refusal
You can refuse a pet request if there is a genuine reason. Reasonable grounds include:
- Leasehold restriction: Your lease prohibits pets. This is outside your control and is the clearest valid refusal reason. Check your lease carefully.
- Property type: A studio flat is genuinely unsuitable for a large dog. The property’s size or layout makes the request impractical.
- Number of pets already present: The tenant already has pets, and an additional animal would be unreasonable.
- Type of animal: Exotic, dangerous, or unusually large animals may not suit the property.
- Previous damage: Evidence that the same tenant caused pet-related damage in the past.
What you cannot use as grounds:
- A general preference not to have pets
- A belief that pets reduce property value
- The fact that you have a no-pets policy across your portfolio
Each request must be considered individually.
The 42-Day Rule
This is the trap most landlords will fall into.
If you receive a written pet request and do not respond within 42 days, the request is automatically accepted by law. You have no further say.
Set a diary reminder the moment a request arrives. Even if you need time to check your lease or think through the request, send an acknowledgement so the tenant knows you are considering it.
Respond in writing — email is fine. State clearly whether you consent, consent with conditions, or refuse (with reasons).
What You Can Require If You Say Yes
Agreeing to a pet does not mean accepting unlimited risk. You can impose reasonable conditions:
Pet Damage Insurance
You can require the tenant to take out pet damage insurance — a policy that covers damage caused by the animal. Some providers specialise in this. You can specify a minimum cover level and ask for proof that the policy is in place.
This is the main protection available to you under the new rules. Get this in writing before the pet moves in.
Damage Liability
The tenant remains liable for any damage the pet causes. This is already covered by the standard tenancy agreement, but it is worth restating clearly when you agree to a pet.
You can seek compensation for pet damage through the deposit (up to the 5-week statutory cap) or through the tenant directly via the small claims court for amounts above the deposit.
Conditions About the Pet
You can set reasonable conditions — for example:
- Maximum number of pets
- Type or breed restrictions (where genuinely relevant to the property)
- Requirement that pets are kept off soft furnishings or certain rooms
- Requirement for professional cleaning at end of tenancy
Be proportionate. Conditions that are unreasonable or that effectively amount to a refusal will be treated as a refusal.
What You Cannot Require
You cannot require a higher deposit than the 5-week statutory cap, even for a tenant with a pet. The deposit cap is fixed regardless of whether animals are involved.
Some landlords have tried to work around this by charging a “pet fee” or “pet deposit” on top of the standard deposit. This is not permitted under current deposit protection rules. Pet damage insurance is the correct mechanism.
Updating Your Tenancy Agreement
Your standard tenancy agreement needs updating before May 2026. Specifically:
- Remove any blanket no-pets clause — replace with a clause requiring written consent for pets
- Add a pet request process — specify that requests must be in writing, that you will respond within 42 days, and that consent may be conditional
- Add a pet conditions clause — set out what you may require (insurance, damage liability, conditions on type/number)
The free tenancy agreement template on this site includes updated pet clauses.
How to Handle Pet Requests in Practice
When a request arrives
- Acknowledge it in writing immediately — start your 42-day clock
- Check your lease if the property is leasehold
- Consider the specific animal and property
- Decide: consent, consent with conditions, or refuse with reasons
- Respond in writing before day 42
If you consent with conditions
State the conditions clearly: what insurance is required, any restrictions on type/number, any end-of-tenancy requirements. Get the tenant’s written agreement to the conditions before the pet arrives.
If you refuse
State the reason clearly and honestly. Vague refusals (“it is not in the best interest of the property”) will not hold up if challenged. A valid refusal is specific: “The property is a leasehold flat and the head lease prohibits animals.”
If the tenant brings a pet without permission
This is a breach of the tenancy agreement. Handle it as you would any breach — written notice, opportunity to remedy, and Section 8 if it escalates. Ground 12 (breach of tenancy terms) is available in these circumstances.
Preparing Before the First Request
Most landlords are unprepared the first time a tenant asks. Get ready now:
- Check your lease — if leasehold, find out whether pets are permitted
- Draft a pet policy — what you will and will not accept, what conditions you impose
- Research pet insurance providers — know what you will require before you are asked
- Update your agreement template — remove blanket no-pets, add the proper clause
The landlords who handle this smoothly are the ones who had the policy sorted before the request arrived.
Related guides:
Frequently Asked Questions
Can landlords refuse pets after the Renters' Rights Act?
Landlords can still refuse pets, but not unreasonably. From May 2026, you must consider each written pet request individually and refuse only if there is a genuine reason — such as a leasehold restriction, an unsuitable property, or a valid concern about the animal type. A blanket no-pets policy is no longer enforceable.
How long does a landlord have to respond to a pet request?
42 days. If you do not respond to a written pet request within 42 days, the request is automatically accepted in law. Always respond in writing within the window, even if your answer is a refusal.
What can a landlord require if they agree to a pet?
You can require the tenant to have pet damage insurance, to pay for any damage caused by the pet, and to meet reasonable conditions about the type or number of pets. You cannot require a deposit higher than the statutory 5-week cap.
Does the no-pets rule apply to all properties?
It applies to all assured shorthold tenancies in England from May 2026. If your property is a leasehold flat and your lease prohibits pets, that is a valid ground for refusal. Always check your lease before agreeing to a pet request.