Tenants and Pets: What the Renters’ Rights Act Means for Landlords
The Renters’ Rights Act gives tenants new rights to keep pets, ending blanket “no pets” bans. Landlords must now consider each request fairly and respond within 28 days, only refusing on reasonable grounds. Estimates indicate 'a million more pets' in rental properties when the rules change! What do the changes mean and how can landlords prepare?
For many tenants, having a pet is a non-negotiable part of feeling at home. For many landlords, it’s been a sticking point. The Renters’ Rights Act changes the balance by giving tenants stronger rights to keep pets and setting clearer rules on how landlords can respond to the requests.
⚠️ There is an important aspect of this update which is still not resolved; The government initially proposed allowing landlords to require tenants to purchase pet damage insurance. However, this was dropped due to concerns that suitable products would not be widely available in time. Then, a proposal by the House of Lords to allow landlords to charge a separate "pet deposit" of up to three weeks' rent was rejected by the government in the House of Commons. Therefore, as it stands, landlords will have to rely on the tenancy deposit to cover any potential damage.
🔵 The Current Rules on Pets
Right now, landlords can simply include a “no pets” clause in a tenancy agreement. Tenants who want to keep a pet must seek permission, which can be refused outright without any particular reason. This has meant:
🔸 Tenants with pets often struggle to find housing.
🔸 Landlords have enjoyed maximum discretion, but at the risk of longer voids by excluding pet-owning households.
🔸 Some tenants keep pets without permission, leading to disputes or breaches of contract.
🔵 What’s Changing Under the Bill
The Renters’ Rights Bill introduces new rules designed to make renting fairer for pet owners. The headline changes are:
Tenants have a right to request a pet
Tenants will be entitled to ask to keep a pet in the property. It's as simple as that!
Landlords cannot unreasonably refuse
A landlord must consider the request fairly. Refusal will only be lawful if there is a “reasonable” ground - for example, lease restrictions, unsuitable property type, or serious allergy concerns in shared housing.
Landlords must respond within 28 days
A tenant must submit a written request to the landlord detailing the pet they want to keep. The landlord has 28 days to provide a written response. A response can either approve the request or refuse it with a "good reason" - as above.
If the landlord needs more details about the pet, such as vaccination records, they can request them within the initial 28-day period. Once they receive this information, they must decide within 7 days. If the landlord fails to respond within the 28-day period, consent for the pet is automatically granted to the tenant.
No blanket bans
Clauses that categorically ban pets across the board will no longer be enforceable.
🔵 What This Means for Landlords
The new pet rules significantly change the dynamic between tenants and landlords. Here’s how they’ll impact landlords in practice:
Reduced discretion
You won’t be able to automatically say “no” to pets. Each request must be judged fairly, and refusals must be backed up with reasonable evidence.
Compliance risk
Missing the 28-day deadline or rejecting a request without justification could put you in breach of the law. Clear processes and written responses will be essential to avoid disputes.
Property-specific challenges
Not all properties are suitable for pets. Flats with shared entrances, developments with restrictive leases, or properties with minimal outdoor space may be reasonable to refuse. Detached houses with gardens will be harder to justify as unsuitable.
Shift in liability protections?
The scrapping of compulsory pet insurance puts more onus back on landlords. With the option of an additional deposit also seemingly off the table, any additional protection is not forthcoming for landlords.
Wear and tear implications
Pets can increase maintenance costs. Flooring, doors, and gardens may experience greater wear, and landlords should factor this into budgets.
Opportunities in tenant demand
On the positive side, being open to pets could make your property more attractive, reduce voids, and encourage longer tenancies. Pet owners often value stability and may stay longer if they’ve found a landlord who’s willing to accommodate them.
🔵 How Landlords Can Prepare
Landlords who prepare proactively will be best placed to manage the changes smoothly:
Audit your properties
Decide which homes in your portfolio are realistically pet-friendly. Larger homes with gardens may benefit from advertising as “pets considered,” while flats or lease-restricted properties may need clear, lawful grounds for refusal.
Update tenancy agreements
Remove blanket “no pets” clauses. Instead, include clauses setting out how pet requests will be handled, how additional deposits will be managed, and the tenant’s responsibilities (e.g. cleaning, pest control, repairs).
Create a pet request process
Develop a standardised system for handling requests — forms for tenants to complete, templates for written responses, and checklists for assessing suitability. This will help ensure you meet the 28-day deadline and document decisions clearly.
Keep records of restrictions
If a refusal is based on headlease clauses, building restrictions, or health and safety concerns, retain copies of the relevant documents as evidence.
Budget for extra wear
Additional pet damage will fall to landlords. Plan ahead for more frequent redecoration, flooring replacements, and garden maintenance.
Engage with tenants positively
Position yourself as a fair and reasonable landlord. Tenants are more likely to cooperate - and stay longer - if they feel their request has been considered openly and professionally.
Seek professional guidance
With the rules still developing, lean on letting agents or legal advisers to keep your tenancy agreements and processes watertight.
🔵 Final Word
The Renters’ Rights Act marks the end of blanket “no pets” policies. Landlords must now respond within 28 days, give fair consideration, and only refuse on reasonable grounds. With the option of an additional deposit replacing pet insurance, there’s still some protection against damage.
By updating agreements, creating clear processes, and planning for maintenance, landlords can stay compliant while protecting their investments and tap into the large tenant demand for pet-friendly homes.
As usual, if you have any questions on this, or any other aspect of letting and managing your rental properties, please contact us.
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