Tenant Pet Requests: New Rules for Landlords Under the Renters' Rights Act

Blanket Pet Bans Are No Longer Lawful in England

For years, many private landlords in England included a standard "no pets" clause in their tenancy agreements and never thought twice about it. That approach is now unlawful. The Renters' Rights Act 2025 introduces a formal right for tenants to request permission to keep a pet in a rental property, and landlords cannot refuse without providing reasonable grounds.

From 1 May 2026, when the first phase of the Act takes effect, every tenant in England living under an assured tenancy has the legal right to make a pet request. Landlords who ignore these requests, impose blanket bans, or refuse without proper justification face consequences — including complaints to the Private Rented Sector Ombudsman and potential penalties through the Property Portal.

The days of "no pets allowed" as a default clause in tenancy agreements are over. Landlords must now engage with pet requests on a case-by-case basis.

How the Tenant Pet Request Process Works

The Act establishes a structured process for tenants requesting permission to keep a pet in a rental property in England. Understanding this process is essential for compliance.

Step 1: The Tenant Submits a Written Request

The tenant must make their pet request in writing. The request should specify the type of pet, the number of animals, and any other relevant details. There is no prescribed form — an email or letter is sufficient.

Step 2: The Landlord Must Respond Within 42 Days

This is the critical timeline. Once you receive a tenant pet request, you have 42 days to respond in writing. Your response must either grant consent or refuse it, and if you refuse, you must state your reasons.

Step 3: Consent, Conditional Consent, or Reasoned Refusal

You have three options when responding to a tenant pet request:

• Grant consent unconditionally — the tenant may keep the pet
• Grant consent with reasonable conditions — for example, requiring the pet to be kept in a certain part of the property, or requiring the tenant to arrange pet damage insurance
• Refuse consent with written reasons — but only on reasonable grounds (more on this below)

What Counts as Reasonable Grounds for Refusing a Pet?

This is the question every landlord in England wants answered. The Act does not provide an exhaustive list of reasonable grounds, but government guidance and the structure of the legislation point to several situations where refusal is likely to be justified.

Grounds That Are Likely Reasonable

• Property size and type. A request to keep a large dog in a small studio flat may be reasonably refused. The welfare of the animal and the suitability of the space are valid considerations.
• Superior landlord restrictions. If your property is a leasehold flat and the head lease contains a genuine prohibition on pets, you may have reasonable grounds to refuse. You should be prepared to evidence this with the relevant lease clause.
• Impact on other occupants. In houses of multiple occupation (HMOs) or properties with shared spaces, the impact on other tenants — for example, allergies, noise, or fear of certain animals — can be a reasonable factor.
• Dangerous or exotic animals. Requests involving animals covered by the Dangerous Wild Animals Act 1976 or breeds subject to the Dangerous Dogs Act 1991 can reasonably be refused.
• Property condition and damage risk. If the property has features that would be particularly vulnerable to pet damage — such as specialist flooring or a carefully maintained garden — this may support a refusal, though requiring pet damage insurance is often a more proportionate response.

Grounds That Are Unlikely to Be Reasonable

• "I just don't want pets in my property." A personal preference is not a reasonable ground.
• "Pets always cause damage." Generalised assumptions about all pets are not sufficient. You must assess the specific request.
• "My insurance doesn't cover pets." You can require the tenant to take out pet damage insurance. Your own insurance arrangements are your responsibility to manage.

Pet Damage Insurance: How It Protects Landlords

One of the most significant provisions for landlords is the ability to require tenants to obtain pet damage insurance as a condition of granting consent. This is a practical safeguard that addresses the most common landlord concern about pets in rental properties — the risk of damage.

What Is Pet Damage Insurance?

Pet damage insurance covers the cost of repairing or replacing items in the rental property that are damaged by a tenant's pet. This might include scratched flooring, stained carpets, chewed door frames, or damaged gardens.

Key Points for Landlords in England

• You can require the tenant to obtain and maintain pet damage insurance as a condition of consent
• The policy must name the landlord as a beneficiary or interested party
• The cost of the insurance is borne by the tenant — it is not a charge that falls foul of the Tenant Fees Act 2019
• You should specify the minimum cover level and require evidence that the policy is in force before the pet arrives

Pet damage insurance shifts the financial risk of pet ownership from the landlord to the tenant — exactly where it belongs.

This is a far more effective protection than relying on the tenancy deposit alone. Under the deposit protection rules, the deposit is capped at five weeks' rent. Pet damage can easily exceed that threshold, particularly with larger animals over a longer tenancy. Pet damage insurance provides a dedicated, uncapped source of funds for pet-related repairs.

How to Update Your Tenancy Agreements

Your existing tenancy agreements almost certainly need updating to reflect the new pet consent rules. If you are still using a template that includes a blanket "no pets" clause, that clause is unenforceable under the new regime for periodic tenancies in England.

What to Include

• A clause acknowledging the tenant's right to request pet permission
• A reference to the 42-day response timeline
• A provision allowing you to impose reasonable conditions, including pet damage insurance
• A process for reviewing consent if circumstances change (for example, if the tenant acquires additional animals)

What to Remove

• Any blanket prohibition on keeping pets
• Any clause that requires the tenant to pay an additional deposit for having a pet (this would breach the Tenant Fees Act)
• Any clause that treats pet ownership as an automatic ground for eviction

Practical Tips for Managing Pet Permissions in Rental Properties

Accepting that pet requests are now part of the landscape in England, here are practical steps to manage them effectively.

1. Create a Standard Response Process

Draft a template response letter that you can adapt for each request. Include space for your specific reasons if you are refusing, and a standard set of conditions if you are granting consent. This ensures you respond within the 42-day window every time.

2. Conduct a Property Assessment

When you receive a pet request, assess the property specifically. Consider the type of flooring, the size of the property, access to outdoor space, proximity to neighbours, and any lease restrictions. Document your assessment — this becomes your evidence if the decision is challenged.

3. Require Pet Damage Insurance From Day One

Make pet damage insurance a non-negotiable condition of consent. Specify the minimum level of cover, require annual proof of renewal, and ensure you are named on the policy. This is your most important financial safeguard.

4. Set Clear Conditions in Writing

If you grant consent, put the conditions in writing. Common conditions include:

• The pet must not be left unattended in the property for extended periods
• The tenant is responsible for flea treatment and pest control
• The tenant must clean up after the pet in communal areas and gardens
• The tenant must notify you if the pet causes any damage
• Consent is for the specific pet described — not a blanket permission for any future animals

5. Schedule Property Inspections

Regular property inspections (with appropriate notice) allow you to identify pet-related issues early. If damage is occurring, you can raise it with the tenant and, if necessary, rely on the pet damage insurance.

What Happens If a Tenant Keeps a Pet Without Permission?

If a tenant introduces a pet without following the request process, they are in breach of the tenancy terms. However, you cannot simply evict them for this. The correct approach is:

1. Write to the tenant, drawing their attention to the requirement to make a formal request
2. Give them a reasonable period to submit a retrospective request
3. Assess the request on its merits, as you would any other
4. If the pet is genuinely unsuitable and you would have refused consent on reasonable grounds, you may have a basis for action under Ground 12 (breach of tenancy obligation) — but seek legal advice before proceeding

The Bigger Picture: Pets and the Renters' Rights Act

The pet consent provisions are part of a broader shift in the Renters' Rights Act 2025 towards treating rental properties as tenants' homes — not just assets to be protected from wear and tear. This does not mean landlords' interests are being ignored. The Act provides workable safeguards, particularly through pet damage insurance and the right to impose reasonable conditions.

For many landlords in England, accepting pets will actually widen the pool of prospective tenants. Research consistently shows that pet-owning tenants tend to stay longer and are willing to pay a premium for pet-friendly rental properties. In a market where periodic tenancies mean tenants can leave with two months' notice, anything that encourages longer tenancies is good for your bottom line.

Further Reading

• Renters' Rights Act 2025: What Landlords Need to Know
• Periodic Tenancies Explained for Landlords
• Tenant Deposit Protection Rules for Landlords