The New Right to Request a Pet

From 1 May 2026, tenants have a legal right to request permission to keep a pet. You must respond in writing within 28 days. If you don't respond, consent is automatically granted. You can only refuse on reasonable grounds. Importantly, the requirement for tenants to have pet damage insurance was removed from the final Act — you cannot require tenants to take out pet insurance.

Currently, most tenancy agreements include a blanket "no pets" clause, and landlords can refuse pets without giving a reason. The Renters' Rights Act 2025 changes this fundamentally:

The request process:

• Tenants can make a written request to keep a pet at any time during the tenancy
• You must respond in writing within 28 days
• If you do not respond within 28 days, consent is deemed granted
• You can only refuse if you have reasonable grounds
• If you refuse, you must explain why in your written response

What counts as reasonable refusal:

• The property is genuinely unsuitable (e.g., a small flat with no outdoor space for a large dog)
• A superior lease or freehold covenant prohibits pets (but you must have evidence of this)
• The type of animal is inappropriate (e.g., dangerous or exotic animals)
• The number of pets requested is excessive for the property

What is NOT reasonable:

• A blanket "no pets" policy without considering the specific request
• Refusing because you "don't like animals" or "prefer not to allow pets"
• Refusing an assistance dog — this is disability discrimination under the Equality Act 2010

Pet insurance — REMOVED from the Act:

• Earlier drafts of the Bill allowed landlords to require tenants to take out pet damage insurance
• This provision was removed from the final Act
• You cannot require tenants to hold pet insurance as a condition of consent
• The tenant's deposit remains available for legitimate pet damage claims at end of tenancy

• 28-day deadline is strict: If you miss it, the tenant can keep the pet. Set up a system to track and respond to requests promptly.
• Reasonable refusal only: "No" needs a reason. Document why the property or circumstances make the specific pet unsuitable.
• Deposit protection: Your deposit (capped at 5 weeks' rent) can still be used for pet-related damage at the end of the tenancy, subject to normal deposit dispute rules.
• Inventories matter: A thorough inventory before a pet is introduced gives you evidence for any damage claims later.
• Existing "no pet" clauses: These are effectively overridden by the new right to request. You can still include pet conditions (e.g., garden maintenance, flea treatment) that are reasonable.

• 1 May 2026: Right to request a pet comes into force
• 28 days: Your response deadline from receiving a written pet request
• Immediate: Refusal of an assistance dog is discriminatory under existing equality law (this isn't new)

Q: Can I charge a higher deposit for tenants with pets?

A: No. The deposit cap remains at 5 weeks' rent (or 6 weeks if annual rent exceeds £50,000) under the Tenant Fees Act. You cannot charge a "pet deposit" on top of this.

Q: Can I require the tenant to have pet insurance?

A: No. The pet insurance provision was removed from the final Act. You cannot make insurance a condition of granting consent.

Q: What if the pet causes damage?

A: Normal deposit deduction rules apply. At the end of the tenancy, you can claim for damage beyond fair wear and tear, supported by inventory evidence. You can also pursue the tenant through the courts for damage exceeding the deposit.

Q: Can I add conditions to the consent?

A: You can include reasonable conditions — for example, that the tenant is responsible for flea treatment, or that the garden must be kept clean. These must be genuinely reasonable and proportionate.

Q: My freeholder says no pets. What do I do?

A: If your lease genuinely prohibits pets, this may be a reasonable ground for refusal. However, you should provide evidence of the lease restriction in your written response.

• Create a pet request response process with clear deadlines (the 28-day clock starts when you receive the request)
• Check your superior lease or freehold for any genuine pet restrictions
• Update your tenancy agreement template to include reasonable pet conditions rather than blanket bans
• Ensure your inventory process is thorough — you'll need this evidence if a pet causes damage
• Consider adding a mid-tenancy inspection after a pet is introduced to check for any issues early
• Talk to your agent about how they manage pet requests and track the 28-day response deadline