Renters Right Act: Pets

According to the State of the Lettings Industry report, 51% of tenants say they would get – or would consider getting – a pet once the Renters’ Rights Act comes into force. Despite this clear demand, only 7% of rental properties are currently advertised as pet-friendly.

This mismatch highlights a growing pressure point in the private rented sector. While tenants increasingly see pets as part of family life, many landlords remain cautious. Common concerns include the cost of repairs, deep cleaning between tenancies, potential damage to furnishings or flooring, and the risk of limiting appeal to future tenants with allergies.

When the Act takes effect, tenants will gain a strengthened legal right to request permission to keep a pet. Renting with pets will no longer be solely at the landlord’s discretion.

Key changes include:

• No blanket bans – Standard “no pets” clauses will not override a tenant’s legal right to make a request.
• Fair consideration – Landlords must assess each request reasonably and cannot refuse without valid justification.
• Right to challenge – If a tenant believes a refusal is unreasonable, they will be able to challenge the decision through the courts and, once operational, the new Private Rented Sector Ombudsman.

These rights will apply to all private tenancy agreements, meaning that even if a contract contains a no-pets clause, tenants can still formally request permission.

While tenants will have stronger rights, landlords can still refuse permission where there is a legitimate reason. Government guidance indicates that refusals may be reasonable in situations such as:

• Leasehold restrictions – Where a superior landlord or freeholder prohibits pets.
• Serious health concerns – For example, severe allergies affecting the landlord or other residents.
• Property unsuitability – Such as keeping a large dog in a small flat with no outdoor space.
• Risk of nuisance – Evidence-based concerns about noise or disruption.
• Health and safety issues – Lack of vaccinations or infestation risks.
• Illegal animals – Species prohibited under UK law.

Keeping a pet without consent may still constitute a breach of the tenancy agreement. However, from May 2026, landlords will no longer be able to rely on Section 21 to regain possession. Instead, they would need to use a relevant Section 8 ground, such as breach of tenancy or property damage — and these are discretionary grounds, meaning the court will decide whether eviction is reasonable.

This makes clear communication, written agreements, and thorough record-keeping more important than ever.

Earlier drafts of the legislation proposed allowing landlords to require tenants to take out pet damage insurance. However, this provision was removed. The Government’s position is that the standard tenancy deposit should be sufficient to cover pet-related damage.

From May 2026:

• Landlords cannot charge additional pet fees.
• They cannot request a separate pet deposit.
• They must advertise a fixed rent and cannot encourage bidding wars.

Charging higher rent purely because a tenant has a pet could be treated as a prohibited payment under the Tenant Fees Act 2019, potentially resulting in enforcement action and fines.

Although 92% of landlords surveyed in the State of Lettings Report 2025 expressed dissatisfaction with the pet reforms, there are potential advantages:

• Stronger demand – Pet-friendly homes attract a wider tenant pool.
• Longer tenancies – Pet owners often stay longer, reducing void periods and re-letting costs.
• Lower risk than assumed – 76% of landlords report no pet-related damage.
• Improved tenant relationships – Allowing pets can lead to greater satisfaction and cooperation.

For letting agents, this shift presents an opportunity to add value. Advising landlords on compliance, setting clear pet policies, documenting decisions carefully, and managing expectations from the outset will help reduce risk and maintain strong professional standards.

To stay compliant:

1. Require a written request detailing the pet.
2. Respond within 28 days in writing, approving or refusing with reasons.
3. Request further information if needed (e.g. vaccinations), extending the timeline by up to seven days if appropriate.
4. Check superior landlord consent within the initial timeframe where required.

Clear documentation of every step will be essential, particularly if a decision is later challenged.

The Renters’ Rights Act marks a significant cultural and legal shift in the private rented sector. From 1 May 2026, pet requests must be handled fairly, transparently, and with proper justification. For landlords and agents who prepare early, the changes need not be a threat — they can also present a commercial opportunity in a market where demand for pet-friendly homes continues to grow.