Have the Renters' Rights Changes Changed the Rules on Pets?

For years, many landlords have relied on a simple “no pets” clause in their tenancy agreement.

From 1 May 2026, that changes.

Under the Renters’ Rights Act, tenants in England will gain a legal right to request permission to keep a pet. Landlords will still be able to refuse, but only if they have a reasonable justification.

The new rules do not give tenants an automatic right to own a pet. Instead, they create a formal process landlords must follow.

What Is Changing for Landlords and Pets?

From 1 May 2026:

• Tenants can make a written request to keep a pet
• Landlords cannot unreasonably refuse that request
• Blanket “no pets” clauses will no longer be enough on their own
• Landlords will normally have 28 days to respond in writing
• Tenants may be able to challenge an unreasonable refusal

This applies to most private rented tenancies in England, including existing tenancies.

In practice, this means that even if your current tenancy agreement says “no pets”, your tenant can still submit a formal request after 1 May 2026.

Can Landlords Still Say No to Pets?

Yes.

The Renters’ Rights Act does not force landlords to accept every pet request. It simply means that any refusal must be reasonable and based on the specific circumstances.

Examples of potentially reasonable grounds for refusal include:

• The property is too small for the type of animal requested
• The property is a flat or leasehold property where the freeholder prohibits pets
• Another tenant in a shared property has a serious allergy
• The pet would create a health and safety risk
• The property is unsuitable for that particular animal
• There is strong evidence that the pet is likely to cause damage or nuisance

It would not be reasonable to refuse simply because you have had problems with pets in the past, are worried about possible future damage, or do not like animals.

It would also be unreasonable to refuse where the tenant needs an assistance animal, such as a guide dog.

The key difference is that landlords will need to justify the decision, rather than relying on a blanket rule. For example, refusing a large dog in a small studio flat may be reasonable. Refusing a goldfish or indoor cat without explanation is less likely to be.

What Counts as an Unreasonable Refusal?

The government has not published a full list of what is considered unreasonable. However, landlords may be at risk if they:

• Refuse all pets automatically
• Ignore the request
• Fail to respond within 28 days
• Give a vague or generic reason without evidence
• Refuse because they personally dislike animals

A refusal should be specific to the property and the pet being requested.

For example:

“No pets are ever allowed” is unlikely to be sufficient.

Whereas:

“The lease for this flat prohibits all animals, and breaching it could put the tenancy at risk” is more likely to be considered reasonable.

How Should a Tenant Request a Pet?

From May 2026, tenants will need to make the request in writing.

The request should include details such as:

• The type of pet
• Breed and size
• Number of animals
• Whether the pet is kept indoors or outdoors
• Any information that may help reassure the landlord

For example, a tenant might include:

• Vaccination records
• Details of pet training
• Previous references from another landlord

The more information a tenant provides, the easier it will be for a landlord to assess the request fairly.

How Long Do Landlords Have to Respond?

Landlords will usually have 28 days to respond in writing.

If you need more information about the pet, you must ask within those 28 days. Once the tenant responds, you then have either the rest of the original 28-day period or an additional 7 days, whichever is later, to make your decision.

If you agree to the request, it is worth confirming:

• Which pet has been approved
• Any conditions attached
• That approval only applies to that specific pet

Once you have approved a specific pet, you cannot later withdraw that permission or treat the pet as a breach of the tenancy. If the tenant wants a different or additional pet in future, they will need to make a new request.

Can Landlords Ask for Pet Insurance?

Yes.

Under the Renters’ Rights Act, landlords will be able to require tenants to have insurance that covers pet-related damage.

This is important because tenancy deposits will still be capped, meaning landlords may not be able to take a larger deposit simply because a tenant has a pet.

Pet insurance could help protect against issues such as:

• Damage to carpets or flooring
• Scratching or chewing
• Additional cleaning costs

Landlords may still be able to claim for pet-related damage from the tenancy deposit where appropriate, but they cannot recover the same costs twice through both the deposit and the insurance policy.

What Happens if a Landlord Refuses?

If a landlord refuses a request and the tenant believes the decision is unreasonable, the tenant may eventually be able to:

• Complain to the new Private Rented Sector Ombudsman
• Challenge the decision through the courts

A new Landlord Ombudsman is expected to launch later as part of the wider Renters’ Rights reforms, but this is not currently the main route set out in the official guidance for pet disputes.

Because of this, it will become increasingly important for landlords to keep clear written records showing:

• The request received
• The reasons for the decision
• Any supporting evidence

Tools like Landlord Studio can help with compliance through documentation and evidence.

What Should Landlords Do Now?

Although the changes do not take effect until 1 May 2026, landlords should start preparing now.

1. Review Your Tenancy Agreement

If your tenancy agreement contains a blanket “no pets” clause, it may need updating.

Instead of saying pets are completely prohibited, consider wording such as:

“Pets may only be kept with the landlord’s prior written consent, which will not be unreasonably withheld.”

2. Check Your Lease or Insurance

If you own a leasehold property, check whether the lease restricts pets.

You should also review your landlord's insurance policy to understand whether pets affect your coverage.

3. Create a Simple Process

Have a standard process for dealing with requests. For example:

1. Tenant submits a written request
2. You review the property and any relevant restrictions
3. You respond in writing within 28 days
4. You keep a record of the decision

Having a consistent process will help demonstrate that you are acting reasonably.

4. Think Case by Case

The new rules are less about whether you are generally “pro-pet” or “anti-pet” and more about whether the specific property is suitable.

A small dog in a house with a garden may be perfectly reasonable. Three large dogs in a one-bedroom flat may not be.

Paws for Thought

The Renters’ Rights Act does not remove a landlord’s ability to control what happens on their property.

What it does remove is the ability to reject pet requests automatically.

From May 2026, landlords will need to follow a fair process, respond within 28 days, and provide a reasonable explanation if they say no.

Landlords can still refuse where there is a genuine reason, such as a leasehold restriction, a health and safety concern, or a property that is clearly unsuitable for the animal.

However, they will need to be able to explain and evidence that decision.

For landlords who are organised and keep good records, the change should be manageable.

And in some cases, allowing pets may even have benefits. Pet-owning tenants often stay longer and may be more willing to look after the property.

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