Renters’ Rights Act: What do the new rules on pets mean for landlords?
This guide is for general information purposes and is not intended to provide legal advice.
Key takeaways
Landlords can no longer have blanket bans on tenants keeping pets
Tenants have new rights to request a pet and challenge the landlord’s refusal, unless the landlord has reasonable grounds
Landlords could add pet damage to their landlord insurance if they want extra protection
How has the Renters’ Rights Act changed the rules on pets?
Before the Renters’ Rights Act was introduced, landlords could ban tenants from having a pet without giving them a reason, and there was often a ‘no pets’ clause in a tenancy agreement.
But as of 1 May 2026, when the Renters’ Rights Act took effect, the rules have changed:
Tenants now have the right to request a pet at any time
As a landlord you have to consider the request within a set timeframe
You cannot refuse the tenant’s request to have a pet without a fair reason
If you refuse their request and the tenant thinks you’re being unreasonable, they can challenge your decision either through the private rented sector (PRS) Ombudsman, once it’s created, or through the courts
Do the new rules apply to all landlords?
No, the new rules only apply to private landlords and private tenants in England. Scotland, Wales and Northern Ireland have separate housing legislation.
📣 Did you know? About half (51%) of tenants said they would get a pet or consider it once the Renters’ Rights Act took effect, according to a survey by landlord software provider Goodlord in 2025.
What is the process for pet permission requests?
Step one
The tenant needs to make a written request to keep a pet. Their request needs to include a description of the pet such as:
The type of animal.
How big the animal is.
How much room the animal needs.
Step two
Consider your tenant’s pet request and ask for more information, if you need it. You must do this in writing within 28 days of the pet request.
Step three
If the tenant doesn’t respond to your request for more information you don’t need to consider their pet request any further.
Step four
If the tenant provides extra information about the pet, you have to respond within the remainder of the original 28 days or you will have an extra 7 days to respond, whichever is later.
Step five
Give your final decision in writing and explain why.
Step six
If you agree to your tenant having a pet, you must stick to your decision and you can’t later change the tenancy agreement.
Step seven
If you don’t agree to the pet request and the tenant thinks you’ve acted unreasonably, they can challenge your decision either through the private rented sector (PRS) Ombudsman, once it’s created, or by taking you to court.
💡 Top tip: Make sure you keep a copy of the correspondence between you and the tenant in case there is a dispute.
Who decides about pets if I’m a leaseholder?
If you lease your property, check the terms of your lease agreement to see whether you need permission from your freeholder for your tenant to keep a pet.
Do I need to add pet insurance to my landlord insurance?
No, there is no legal requirement for landlords to have pet damage insurance, but if you have landlord insurance it’s a good idea to check whether it includes cover for any damage caused by a tenant’s pet, such as scratched doors or chewed carpets.
Damage by pets is usually a policy exclusion but some insurance providers may let you add on pet damage cover for an extra charge.
💡 Top tip: Be aware that if you do take out pet insurance you can’t reclaim the cost from your tenants.
Do tenants need to have pet insurance?
No, the new law doesn’t require tenants to have pet insurance, originally, the Renters’ Rights Bill required tenants to take out pet damage insurance but this proposal was scrapped before it became law. Instead, landlords are expected to recover any costs from pet damage from the tenant’s deposit or via their landlord insurance.
Can I charge a higher rent or a higher deposit if a tenant keeps a pet?
No, you cannot increase the monthly rent, charge a one-off pet fee or a pet deposit because your tenant keeps a pet.
Under the Renters’ Rights Act, the price you advertise your property at must be in line with market rates and you are only allowed to increase the rent once a year and not in the first 12 months of a new tenancy.
If it looks like you have increased the rent unfairly, pet owners will have the right to challenge the increase.
You also can’t accept any offers above the advertised monthly rental so even if your tenant offered to pay you more in order to keep a pet, you shouldn’t accept the additional money.
Can I still refuse pets as a landlord?
Yes, you can still refuse a tenant’s request to keep a pet, provided you have reasonable grounds. On GOV.UK the example circumstances given are:
Another tenant has an allergy.
The property is too small for a large pet or several pets.
The pet is illegal to own.
If you’re a leaseholder and the freeholder does not allow pets.
But, Government guidance says that it would usually be unreasonable to refuse if you:
Do not like pets.
Have had issues with tenants who had pets in the past.
Have had previous tenants with pets who damaged the property.
Have general concerns about potential damage in the future.
Think a pet might affect future rentals.
Know the tenant needs an assistance animal, such as a guide dog.
What are the rules on assistance animals?
A tenant who needs an assistance animal, such as a guide dog, should ask for your permission. As a landlord you are expected to make ‘reasonable adjustments’ to allow them to have an assistance animal otherwise you could be in breach of the Equality Act.
What are the penalties for refusing a pet?
If you refuse a pet and the tenant think you’ve acted unfairly they could:
Take the case to court and that may result in you being ordered to allow the pet and pay the tenant’s legal costs
Appeal via the Private Rented Sector (PRS) Ombudsman when it is set up (expected to be in late 2026). The PRS Ombudsman might decide you should allow the pet and potentially award the tenant compensation
What if a tenant has a pet without permission?
If a tenant has a pet without your permission, you might have grounds for possession:
Ground 12 - tenancy breach: This applies if a tenant breaks one or more terms of the tenancy agreement, aside from not paying rent (as there is a separate ground for possession for rent arrears)
Ground 13 - deterioration of property: If the pet has damaged the property you could argue they have allowed the condition of the property to get worse
Ground 15 - deterioration of furniture: If the pet has damaged the furniture you could say that the tenant has allowed the condition of the furniture to get worse
💡 Top tip: You must give two weeks’ notice when you issue a Ground 12, Ground 13 or Ground 15 notice. If the tenant doesn’t comply, you can then apply for a possession order to evict your tenant. But as these are discretionary grounds, the court will decide whether the tenant should be evicted for keeping a pet without permission.
What happens if a pet damages my property?
If a pet damages your property you could:
Talk to the tenant about the damage and give them a chance to repair it
Deduct money from the tenancy deposit to cover the repair costs
Make a claim on your landlord insurance, provided you have taken out pet damage cover. Or if the tenant has pet damage insurance, they could make claim
Top tip: You’ll be committing fraud if you make an insurance claim and keep money from the tenancy deposit for the repairs as it would be seen as claiming for the same damage twice
What are the pros and cons of tenants having pets?
Pros
More potential tenants: By advertising your property as pet-friendly, you could generate more interest, which could mean your property is let quicker
Longer letting periods: Pet owners tend to stay in a property longer than tenants who don’t have pets, according to animal welfare charity Battersea. Its report ‘The Financial Impact of Pet Ownership in Rental Properties’ says 50% of pet-owning renters stay in their previous accommodation for more than three years, compared to only 31% of non-pet-owning renters
Happier tenants: Pet ownership may improve the tenant’s mental and physical health, and by allowing a pet they are likely to view you, their landlord, more positively, and may take better care of your property
Cons
Potential property damage: Some pets may increase the risk of damage to your property, and may mean increased costs if your landlord insurance or the tenancy deposit doesn’t fully cover the cost. However, 76% of landlords haven’t encountered any damage caused by dogs or cats in their rental properties, according to Battersea’s ‘The Financial Impact of Pet Ownership in Rental Properties’ report
Anti-social behaviour: If the animals are excessively noisy, neighbours might make a formal complaint to you
Additional cleaning: You might need to do a deep clean at the end of the tenancy, including paying for the carpets to be professionally cleaned
Allergies: Animal hair or odours might linger at the property after the tenant with the pet has vacated, and that may put off prospective tenants with allergies.
What happens if the tenant wants another pet?
If a tenant wants a new pet they will have to go through the process again to get your permission.
How can I protect my property if the tenant has a pet?
Pet damage insurance: Find out if the tenant has any cover (although you can’t force them to take it out) or consider adding it to your landlord insurance
Pet rules: Meet with your tenant to agree some rules together
Carry out regular inspections: This will allow you to spot damage caused by pets (beyond normal wear and tear) early on and give the tenant the chance to repair it
Author
Sarah Tooze
Car & Van Insurance Expert
Sarah Tooze has been a motoring journalist for more than 15 years, specialising in company cars and vans, and has won a number of awards during her career, including the Newspress ‘Automotive...
