Pet-friendly by Law? Renters’ Rights Act and Landlord Obligations

“Never work with children or animals”, as the saying goes in broadcast media. That same ethos has also historically been adopted by landlords, many of whom have been wary of letting to tenants with young children (as discussed in our insight No More ‘No Children’ - What Landlords and Letting Agents Need to Know) and even more reluctant to take tenants with pets.

But the Renters’ Rights Act will be introducing some important changes around how tenants who have pets must be treated going forward. This means the days of landlords using blanket “no pets” policies are officially numbered.

What is the law?

The 2025 Act now includes a specific provision that states, from 1 May 2026, tenants will have a legal right to be able to formally request permission to keep a pet in their rented home. Whilst the right to request does not automatically mean that landlords have to say ‘yes’, any refusal will need to be both reasonable and justified, as the Act allows tenants to challenge any unfair decisions.

Under the new changes, the formal process will be that tenants will need to send a written request to keep a pet at the property, such as a request to include a basic description of the pet. Consideration will then need to be applied to each request on a case-by-case basis. Once a request for a pet has been received, landlords or their agents will have 28 days to respond in writing to either approve the request, refuse it with reasoning, or ask for further information. If further information has been requested, landlords and agents will then have 7 days to respond with the decision.

Any refusal will need to be explained in writing with a clear explanation of the reason for refusal. Ignoring any request will not be an option, as tenants will have a right to challenge any refusal if they believe it is unreasonable – either by submitting a complaint or applying to the Court to start proceedings against the landlord.

What constitutes a “reasonable” refusal?

There can be legitimate reasons why a landlord may not want Fido or Tiddles taking up residence in their property – not least because, in a leasehold situation, there may be lease terms that govern the keeping of pets.

Under the Act, a landlord is still able to refuse a pet, for example, when:

• There are restrictions in a superior lease or freehold agreement
• The property is unsuitable for the type or size of pet
• Another tenant has an allergy
• The species or number of animals poses a genuine risk or is illegal to own

But notably, concerns that a cat or dog may damage the property would not necessarily be deemed to be a reasonable reason for refusing a pet. If a cat or dog scratches at the woodwork, leaves toilet stains on the carpet or brings fleas into the house, then the tenant would be liable for remedying all of this before they vacate at the end of the term. Great in theory, but many landlords will have anecdotes of tenants who disappear without a trace, leaving them with costly bills to bring a property back up to scratch.

Landlords should also note that, once consent has been given, that consent cannot be withdrawn. If a tenant’s animal is causing problems in the property, or nuisance by barking 24/7, then landlords would, in theory, need to turn to possession proceedings against the tenant instead, if the tenant is not willing to remedy the situation. You will still be able to claim pet-related damage from the deposit (although remember that a landlord cannot claim anything other than the usual 5/6 week deposit cap, even if there is a pet in tow).

Now is the time for landlords/agents to start removing blanket “no pets” wording from adverts and documents, creating the internal processes for handling requests within the statutory timeframes and preparing a standard response template for approvals and refusals. Now is also the time to be checking headleases to see what they say about pets.

How Tozers can help

We can guide landlords through the practical and legal steps needed to prepare for these changes. This includes reviewing your tenancy agreements, application forms, and advert wording, and helping you put in place a clear process for receiving, assessing, and responding to pet requests within the relevant time limits.

Contact our legal experts