As a landlord, allowing pets has traditionally been a straightforward decision, you could say yes or no. However, the Renters’ Rights Act 2025 introduces new legal obligations that change how pet requests must be handled from 2026 onwards. Understanding these changes is crucial for protecting your investment while ensuring compliance.
Related: A landlord’s guide to legal responsibilities
How Pet Rules Have Changed for Landlords
Before the introduction of the Renters’ Rights Act 2025, landlords were free to include blanket “no pets” clauses in tenancy agreements. Pet requests could be refused without explanation, and enforcement was straightforward.
From 1 May 2026, this approach will no longer be lawful.
The Act introduces a statutory right for tenants to request permission to keep a pet. This applies to most private rented properties and changes how landlords must assess and respond to pet requests.
Do Landlords Still Have the Right to Refuse Pets?
Yes, but with important conditions.
Landlords can still refuse pet requests, provided the refusal is reasonable and supported by clear grounds. Blanket refusals will not be sufficient under the new legislation.
What Counts as a ‘Reasonable’ Refusal?
Landlords may be able to refuse a pet request where there is a legitimate concern, such as:
- The property is unsuitable for the type or size of pet
- Restrictions in a superior lease or freeholder agreement
- Valid insurance limitations
- Potential risks to the property, neighbours, or the pet’s welfare
Each request must be assessed on a case-by-case basis and documented properly.
Related: Budget 2025: What landlords and homeowners need to know
Assistance Animals and Landlord Responsibilities
Assistance animals are legally protected under the Equality Act 2010 and must be permitted as a reasonable adjustment for disabled tenants. They are not classed as pets, and this legal obligation overrides any “no pets” clauses in a tenancy agreement. Landlords must allow an assistance animal unless they can demonstrate a genuine and exceptional reason for refusal, such as a proven health and safety risk or undue hardship. Allergies of other tenants are generally not considered sufficient grounds for refusal.
Landlords cannot charge additional rent, fees, or an increased deposit because a tenant has an assistance animal. However, tenants remain responsible for any damage caused by the animal, and costs can be deducted from the standard tenancy deposit where damage goes beyond fair wear and tear.
It is important to note that emotional support animals do not have the same automatic legal protection in the UK. As they are not required to be trained to perform specific tasks, requests for emotional support animals can be assessed on a case-by-case basis and may be refused under a no pets policy.
Responding to Pet Requests and Tenancy Agreement Clauses
Under the new rules, landlords must follow a clear legal process when responding to a tenant’s request to keep a pet. Each request must be considered fairly and on its individual merits, rather than refused automatically.
Landlords must respond in writing within 28 days. Where further information is requested, a response must be provided within 7 days of receiving it, or within the remainder of the original 28-day period, whichever is later. Any refusal must be supported by clear and reasonable grounds. Failure to respond within the required timeframe could leave landlords open to disputes or formal challenges.
While landlords may still include pet-related clauses in tenancy agreements, these cannot override a tenant’s statutory right to request permission for a pet. Any refusal must comply with the process set out in the Renters’ Rights Act 2025, regardless of what the tenancy agreement states.
Related: A key change for self-managing landlords takes effect this December under the Renters’ Rights Act
Managing Risk When Allowing Pets
Allowing a pet does not remove a tenant’s responsibility to look after the property. While landlords cannot charge additional deposits specifically for pets, they can still recover the cost of any damage beyond fair wear and tear through the existing tenancy deposit at the end of the tenancy. Detailed inventories, check-in reports, and clear records remain essential for protecting your position.
Landlords may also set reasonable conditions when granting permission for a pet. This could include requiring the tenant to hold appropriate pet insurance or ensuring the property is professionally cleaned at the end of the tenancy. Any conditions must be fair, proportionate, and clearly communicated in writing.
Preparing for the New Pet Rules
The changes introduced under the Renters’ Rights Act 2025 are designed to create a fairer rental market while maintaining important landlord protections. For landlords, this means a more structured approach to handling pet requests, with greater emphasis on consistent decision-making, clear documentation, and legal compliance. It may also open your property to a wider pool of prospective tenants, particularly as demand for pet-friendly homes continues to grow.
To stay compliant and protect your investment, landlords should take proactive steps now. This includes reviewing and updating tenancy agreements, establishing a clear and consistent pet request policy, understanding what constitutes a reasonable refusal, and seeking professional guidance where needed.
Related: How to find good tenants?
Common Landlord Questions About Pets
Do landlords have to accept pets from new tenants?
No. The statutory right to request a pet applies once a tenancy has begun. Landlords can still decide whether to offer a tenancy to an applicant who has a pet.
Under the Renters’ Rights Act 2025, when can landlords refuse pets?
Refusal is permitted only where there are reasonable grounds. Each request must be considered on its individual merits, and landlords cannot rely on blanket “no pets” policies.
What fees or deposits can landlords charge for pets?
Landlords cannot charge a separate pet deposit or pet-related fees. Any rent must be agreed and varied in line with the tenancy terms and the law, and cannot be charged as a standalone “pet fee”. However, damage beyond fair wear and tear can still be recovered through the standard tenancy deposit.
Do ‘no pets’ clauses still apply?
Pet clauses can still appear in tenancy agreements, but they cannot override a tenant’s statutory right to request permission for a pet. Any refusal must follow the legal process set out in the Renters’ Rights Act 2025.
Are assistance animals treated the same as pets?
No. Assistance animals are protected under the Equality Act 2010 and must be permitted as a reasonable adjustment. They are not classed as pets and override any “no pets” clauses.
In what circumstances can an assistance animal be refused?
Refusal is permitted only in very rare and exceptional cases, such as a proven health and safety risk or undue hardship. Allergies of other tenants are generally not sufficient grounds.
Do emotional support animals have the same legal protection?
No. Emotional support animals do not have automatic legal protection in the UK. Requests can be assessed on a case-by-case basis and may be refused under a no pets policy.
What conditions may landlords apply when granting permission for a pet?
Any conditions must be reasonable and proportionate. This may include requiring suitable pet insurance or professional cleaning at the end of the tenancy, provided these are clearly agreed in writing.
Supporting Landlords Through Legislative Change
Navigating legislative change can be complex, but you don’t have to do it alone. Lovelle’s experienced lettings teams can help you review tenancy agreements, manage pet requests correctly, and ensure your rental property remains compliant in 2026 and beyond.
Speak to your local Lovelle branch today for tailored landlord advice.
