Since 1 May 2026, tenants in England have had a stronger legal right to ask permission to keep a pet in their rented home.
For landlords, the important change is not that every pet must automatically be accepted. It is that a request must now be considered properly and cannot be unreasonably refused.
That means blanket “no pets” policies are no longer a safe approach.
The tenant must make a written request
A tenant who wants to keep a pet should make the request in writing and provide a description of the animal.
That might include:
- the type of animal;
- its size;
- how much space it requires;
- whether it will live indoors or in an enclosure; and
- any other relevant information.
Landlords should keep the request with the tenancy records.
Landlords normally have 28 days to respond
Once the request has been received, the landlord generally has 28 days to give or refuse consent in writing.
That makes it important not to ignore a request or leave it sitting unanswered.
If more information is reasonably required, the landlord can ask for it.
For example, a landlord considering a dog request might reasonably want to know its approximate size or whether it is house-trained.
Once the additional information is supplied, the landlord may have additional time to reach the final decision under the statutory procedure.
When might refusal be reasonable?
The law does not require landlords to accept every pet.
There may be legitimate reasons for refusal.
Examples could include:
- the property being too small for the proposed animal;
- several pets being proposed for a property that cannot reasonably accommodate them;
- another occupier having a serious allergy;
- the animal being unlawful to keep;
- restrictions contained in a superior lease; or
- another genuine property-specific reason.
The key point is that the decision should relate to the individual request and property.
A landlord simply saying “I don’t allow pets” is unlikely to be enough.
Leasehold landlords need to check the superior lease
This is particularly important for flats.
A landlord may personally be willing to allow a pet but still be restricted by the lease governing the building.
Some leases prohibit animals completely, while others require the consent of the freeholder or managing agent.
Where superior-landlord consent is needed, the landlord should take reasonable steps to obtain it rather than immediately refusing the tenant’s request.
Keep copies of the request for consent and the response received.
Record why you reached the decision
Good record keeping is one of the simplest ways landlords can reduce future disputes.
For each pet request, retain:
- the tenant’s written request;
- information supplied about the pet;
- any additional questions asked;
- correspondence with a freeholder or managing agent;
- relevant lease provisions;
- the landlord’s decision; and
- the reasons given to the tenant.
If permission is refused, the reasons should be clearly explained in writing.
Can landlords charge a higher deposit?
Landlords should not assume they can simply increase the tenancy deposit because a pet is accepted.
Deposit limits continue to apply.
Landlords and agents therefore need to avoid creating additional charges simply because a tenant has a pet unless those payments are lawfully permitted.
What about damage caused by a pet?
Giving consent does not mean a tenant is free from responsibility for damage.
Tenants can still be responsible for damage they cause, including damage caused by their pets, subject to the normal rules surrounding evidence, fair wear and tear and deposit deductions.
That makes a good inventory particularly important.
Where a pet is permitted, landlords may wish to record the condition of:
- carpets;
- flooring;
- doors;
- gardens;
- furniture; and
- other potentially vulnerable areas.
Detailed photographs can help at the end of the tenancy.
Check your insurance
Landlords should also consider whether keeping a pet affects their landlord insurance.
Do not assume the policy automatically covers every situation.
Where necessary, check whether there are relevant conditions, exclusions or disclosure requirements.
The existence of an insurance issue does not automatically justify refusing a pet, but landlords should understand their policy before making a decision.
Update old tenancy documents
Many tenancy agreements written before May 2026 contain blanket clauses stating that pets are prohibited.
Landlords should review those terms.
The statutory right to request permission cannot simply be avoided by keeping an old “no pets” clause in the tenancy agreement.
Agents should also update application forms, tenancy templates and staff procedures.
How does the position differ elsewhere in the UK?
These particular Renters’ Rights Act provisions apply to England.
Wales operates under the Renting Homes framework and occupation contracts.
Scotland has its own Private Residential Tenancy system and separate rules governing tenancy terms.
Northern Ireland also has its own private-tenancy legislation.
Landlords should therefore check the rules applicable to the nation in which the property is located rather than applying the English procedure throughout the UK.
Replace the blanket ban with a proper process
The practical response for landlords is straightforward: create a written pet-request procedure.
Receive the request, gather the relevant information, check the property and any superior lease restrictions, reach a reasonable decision and record the reasons.
The new rules do not mean landlords have lost all control over whether pets are kept in their properties.
They do mean that “no pets because I said so” is no longer an adequate policy.
NetRent’s Landlord Legal Updates will continue to explain important developments affecting landlords, letting agents and tenants across the UK.
NetRent also supports landlords with landlord insurance, mortgages and property sales.
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Important information
NetRent does not provide legal advice. The articles represent our understanding of rental property law and are for general information only.