Get pet-ready: update your tenancy terms and processes before the new rules bite.

England is on the verge of a major legal change that will make it easier for tenants to keep pets. The Renters’ Rights Bill is in its final stages and is expected to become law soon. Once in force, it will give tenants a formal right to request a pet—and landlords will no longer be able to refuse such requests without good reason.

The Bill also drops the earlier proposal for mandatory pet insurance, which means landlords will need to rely on their existing tenancy clauses, deposit protection, and inspection procedures to manage any pet-related risks.

Until Royal Assent and commencement, however, the current rules remain in place: tenants still have no automatic right to keep pets, and landlords can refuse permission, subject to fair housing and assistance dog obligations.

What the Bill changes

• Right to request a pet: Tenants will be legally entitled to make a formal request to keep a pet. Landlords must respond within a set timeframe (expected to be around 28 days) and cannot refuse unreasonably.

• Reasonable refusal: Landlords will still be able to say no if there’s a valid reason—such as a headlease restriction, property unsuitability, or refusal by a superior landlord.

• Pet insurance removed: Earlier drafts of the Bill required tenants to hold pet-damage insurance. This has been removed, so landlords should review their existing deposit and insurance arrangements.

• Applies to current tenants, not applicants: The “right to request” only applies after a tenancy begins. Landlords can still screen applicants before granting a tenancy.

What this means for landlords and agents

1) Review and update tenancy documents

Landlords and agents should prepare new documentation now to avoid compliance issues later. This includes:

• A pet request form detailing the animal’s breed, vaccinations, microchip details, and behaviour.

• A decision letter template to confirm acceptance or refusal, with clear reasons if declined.

• A pet addendum outlining the tenant’s responsibilities regarding hygiene, damage, and end-of-tenancy cleaning.

• Lease checks for flats to ensure superior landlord or management company restrictions are respected.

2) Create a transparent decision process

Keep a clear, written record of every pet request.

• Respond within the statutory window once it comes into force.

• Give specific reasons if you refuse permission—avoid blanket “no pets” policies.

• Retain correspondence and evidence to demonstrate that any refusal was reasonable.

3) Manage risk without the insurance clause

With compulsory pet insurance off the table, landlords should:

• Strengthen inventory and inspection procedures to record property condition before and after the tenancy.

• Require professional cleaning if necessary (within fair wear and tear limits).

• Explore specialist landlord insurance that covers accidental pet damage.

• Review rent-setting policies carefully—“pet rent” (a modest increase to reflect risk) remains lawful but should be fair and transparent.

4) Train your team

Agents and property managers should be briefed on the new legal standard—“do not refuse unreasonably”—and on maintaining proper documentation. Marketing materials should reflect the change, replacing “No pets” with “Pets considered upon request.”

5) Consider the building environment

In multi-occupancy properties or flats, landlords should liaise with managing agents to establish practical rules about common areas, noise, and waste disposal to prevent disputes between neighbours.

England vs. the rest of the UK

These upcoming rules apply to England only. Scotland and Wales have their own tenancy systems, and no equivalent right to request a pet currently exists. If you manage properties across the UK, you’ll need to maintain different templates and policies for each region.

Sample clauses (for post-Renters’ Rights Bill agreements)

Pet Request Procedure

The Tenant may request permission to keep a pet by written notice identifying the animal and providing reasonable evidence of responsible ownership. The Landlord will respond in writing within the statutory period, granting consent (with any reasonable conditions) or refusing with reasons.

Pet Conditions (on consent)

Where consent is granted, the Tenant agrees to:

• Keep the pet under control and prevent nuisance;

• Pay for or repair any damage caused by the pet beyond fair wear and tear;

• Arrange professional cleaning if required at the end of the tenancy; and

• Comply with any rules set by the superior landlord or management company.

Superior Landlord/Headlease

Consent is conditional upon compliance with any superior landlord or leaseholder restrictions. If the superior landlord refuses permission, the Landlord may withdraw consent by providing written notice.

Quick compliance checklist

• Review and update tenancy templates

• Create a pet request and decision form

• Add or revise pet addendum clauses

• Train staff on responding to requests

• Review insurance and deposit protections

• Update property adverts to “Pets considered”

How NetRent can help

• Tenancy document updates: We’ll revise your agreements to reflect the new “right to request” requirements.

• Staff training: Our one-hour session explains the legal changes and practical steps to comply.

• Portfolio audit: We’ll review your properties for lease-level restrictions that may affect pet permissions.

📞 Telephone: 01352 721300
📧 Email: support@netrent.co.uk

Disclaimer: NetRent does not provide legal advice. This article reflects our understanding of current rental property law and the Renters’ Rights Bill as of 23 October 2025. Always seek independent legal advice before changing your tenancy documentation or management processes.