Updated July 2026 for the Renters’ Rights Act. The rules on pets in rented homes changed fundamentally on 1 May 2026. You can no longer operate a blanket “no pets” policy. Instead, a tenant has the right to request a pet, and you must consider that request and reply in writing within 28 days — you can only refuse on reasonable grounds. This guide explains exactly what the law now requires, when you can say no, how the pet-request process works, and how to protect your property.
Key takeaways
- Blanket “no pets” bans are unlawful under the Renters’ Rights Act 2025 (in force 1 May 2026).
- A tenant can make a written request to keep a pet; you must reply in writing within 28 days.
- You can refuse, but only on reasonable grounds — consent must not be unreasonably withheld.
- You cannot require the tenant to take out pet insurance — that provision was dropped from the final Act.
- Assistance animals are not pets — refusing one is likely disability discrimination under the Equality Act 2010.
- Recover any pet damage from the tenancy deposit or your own landlord insurance.
The law on pets has changed: what the Renters’ Rights Act says
Before May 2026, you could largely decide your own pet policy, and a well-drafted tenancy agreement could prohibit pets outright. That is no longer the case. The Renters’ Rights Act 2025 implies a term into every assured tenancy that the tenant may keep a pet if they request it and you consent — and that your consent must not be unreasonably refused.
In plain terms: you can still say no to a particular pet where you have a good reason, but you can no longer say no to all pets as a matter of policy. Any clause in your agreement purporting to ban pets absolutely is now unenforceable. For the wider picture, see our Renters’ Rights Act landlord guide.
How the pet request process works
- The tenant makes a written request setting out the pet they want to keep (for example, the type and, for a dog, the breed).
- You respond in writing within 28 days, either giving consent (which can be conditional) or refusing on a reasonable ground.
- You can ask for more information if you reasonably need it. If you request further details on or before day 28, you then have until 7 days after the tenant provides that information to decide.
- If you miss the deadline or refuse unreasonably, the tenant can challenge your decision, and consent may be treated as unreasonably withheld.
Always put your decision in writing and keep a copy — the timescale matters and the burden is on you to show any refusal was reasonable. The Government’s guidance on what to do if a tenant wants a pet is a useful reference.
When is refusing a pet “reasonable”?
The Act does not give a fixed list, so reasonableness depends on the specific pet and property. Grounds that are likely to be reasonable include:
- A superior lease forbids pets. If you hold the property on a leasehold that prohibits animals, you cannot lawfully grant permission — a well-recognised reasonable ground.
- The property is genuinely unsuitable. For example, a large, high-energy dog in a small studio or a room-only let with no outside space.
- The number or type of animals is excessive for the size and nature of the home.
- A dog covered by the Dangerous Dogs Act 1991 that is not on the exemption register.
Grounds that are unlikely to be reasonable include a general dislike of pets, a blanket policy, or refusing small, contained animals such as fish, caged birds or a hamster that pose no realistic risk to the property. “I’d just rather not” is not a reasonable ground.
Assistance animals are not pets
An assistance dog or other animal that supports a disabled tenant is not a pet and does not go through the pet-request process at all. Refusing one, or imposing extra conditions because of it, is likely to be unlawful disability discrimination under the Equality Act 2010. You may need to make reasonable adjustments to your usual approach. See our guide to renting to disabled tenants for more.
Deposits, insurance and pet damage
This is where the biggest myths persist, so be precise:
- No pet insurance requirement. Early drafts of the Bill would have let landlords require tenants to hold pet damage insurance. That was removed before the Act became law. You cannot require a tenant to take out pet insurance, or make them reimburse you for one — doing so would breach the Tenant Fees Act 2019.
- No separate pet deposit and no “pet rent”. The deposit remains capped (five weeks’ rent, or six weeks where annual rent is £50,000 or more). You cannot add a top-up pet deposit or a prohibited pet fee.
- Recover damage the normal way. The Government’s position is that the standard deposit is expected to cover pet damage; beyond that, claim on your own landlord insurance or, in rare cases, pursue the tenant for the shortfall.
It is worth checking whether your landlord insurance covers pet damage, and making sure your deposit is properly protected so you can make a valid claim at the end of the tenancy.
The case for being a pet-friendly landlord
Given the law now leans towards allowing pets, it pays to see the upside rather than treat every request as a problem. Pet owners often struggle to find suitable homes, so a genuinely pet-friendly property can attract a wider pool of applicants, let faster, and retain tenants for longer — reducing costly void periods. Many responsible pet owners are equally responsible tenants.
| Potential benefits | Potential risks |
|---|---|
| Larger tenant pool and faster lettings | Wear, scratching or accidents inside the home |
| Longer tenancies and fewer voids | Noise or nuisance affecting neighbours |
| Stronger landlord–tenant relationship | Lingering odours if a pet is poorly cared for |
| Competitive edge over “no pets” listings | Extra end-of-tenancy cleaning in some cases |
The risks are real but manageable — and, crucially, they are best handled through good screening and clear conditions rather than a refusal that may not stand up.
Managing pets well: conditions, clauses and inspections
When you consent, you can attach reasonable conditions. Sensible ones include keeping the pet under control, keeping vaccinations and flea/worm treatments up to date, promptly cleaning up any mess, and making good any pet-related damage. Record the agreed pet and conditions in writing — our guide on amending a tenancy agreement to allow a pet walks through the wording, and defining clear pet rules helps set expectations.
Protect yourself with a thorough check-in and check-out inventory (with photos) and periodic mid-tenancy inspections carried out with proper notice. Good evidence of the property’s condition is what lets you make a fair deposit claim if a pet does cause damage.
What if a tenant gets a pet without asking — or the pet causes problems?
If a tenant keeps a pet without making a request, or breaches an agreed condition, that is a breach of the tenancy — raise it in writing and try to resolve it first. Where a pet genuinely causes a nuisance to neighbours, investigate and work towards a solution (training, restrictions) before considering formal action. Since Section 21 “no-fault” evictions were abolished, any possession action must rely on a ground under Section 8, so keep clear records of the breach and your correspondence.
Quick compliance checklist
- Remove any blanket “no pets” clause from your tenancy agreement.
- Have a simple written process for pet requests and log the date each one arrives.
- Reply in writing within 28 days (or within 7 days of receiving requested extra information).
- Only refuse on a reasonable, documented ground.
- Never require pet insurance or a separate pet deposit.
- Treat assistance animals as outside the pet rules entirely.
- Use inventories and inspections to protect against damage.
Frequently asked questions
Can a landlord still refuse pets after the Renters’ Rights Act?
Yes, but only on reasonable grounds for a specific request — not as a blanket policy. You must respond to a written pet request within 28 days and be able to justify any refusal, for example because a superior lease bans pets or the property is genuinely unsuitable.
How long do I have to respond to a pet request?
28 days from the written request. If you reasonably ask for more information on or before day 28, you then have until 7 days after the tenant provides it to give your decision.
Can I charge a pet deposit or require pet insurance?
No. You cannot take a separate pet deposit (the deposit cap still applies), and you cannot require the tenant to hold or pay for pet insurance — that provision was removed from the Act. Recover any pet damage from the deposit or your own landlord insurance.
Do these rules apply to assistance animals?
No. Assistance animals are not pets and do not go through the pet-request process. Refusing one is likely to be disability discrimination under the Equality Act 2010.
What if my tenant gets a pet without permission?
Raise it in writing as a breach of the tenancy and try to resolve it. If it cannot be resolved, any possession action must now rely on a Section 8 ground, so keep clear records of the breach and your correspondence.
Can I refuse an exotic pet such as a snake or lizard?
Possibly, if you can point to a genuine, specific concern — for example the property is unsuitable, the species needs equipment that risks damage, or a superior lease forbids it. As with any pet, the refusal must be reasonable and given in writing within the deadline.
Written by Nicholas, a UK landlord and the owner of Landlords Portal. This article is general information, not legal advice. For advice on your specific situation, consult a qualified solicitor.
