Pets and the Renters' Rights Act 2025

Compliance Briefing — Private Rented Sector

Pets and the Renters' Rights Act 2025

What landlords, agents, and tenants need to know now blanket pet bans are unenforceable

The Renters' Rights Act 2025 came into force on 1 May 2026 and inserted a new Section 16A into the Housing Act 1988. This creates a statutory implied term in every assured tenancy: a tenant may keep a pet, provided they follow the request process and the landlord does not have a good reason to refuse. The headline change is that a blanket "no pets" clause in a tenancy agreement is no longer enforceable — but this is a right to request, not an automatic right to keep any pet.

The Core Process: Right to Request

1. 1Tenant submits a written request (email or letter) describing the pet — type, breed, size, age.

1. 1Landlord responds in writing within 28 days — granting, refusing with reasons, or asking for more information.

1. 1If more information is needed, the tenant provides it, and the landlord then has a further 7 days to give a final decision.

1. 1No response within the deadline counts as deemed consent — the request is treated as granted.

Once granted, permission to keep that specific pet becomes part of the tenancy as a statutory implied term — it does not need to be separately negotiated into the contract. Each pet requires its own request. Consent for one cat does not extend to a second pet, or to a replacement of a different type.

What Landlords Can Do

Refuse the request where there is a genuine, reasonable basis — for example, the property or room is unsuitable for the type or size of animal, a superior lease or freeholder consent prohibits pets, another occupant in a shared house (HMO) has an allergy or reasonable objection, the landlord has reasonable welfare concerns (such as a dog being left alone for long periods), or the animal is an illegal or dangerous species.

Make reasonable efforts to obtain superior landlord or freeholder consent where the lease requires it, and refuse on that basis if consent is not given.

Ask for further information (breed, size, age, training, how the pet will be managed) before deciding, which pauses the clock and triggers the 7-day extension once supplied.

Set reasonable conditions on granting consent — for example, requiring the pet to be kept under control, cleaned up after, and not causing a nuisance to neighbours.

Recover the cost of genuine pet-related damage from the tenancy deposit, provided there is good evidence (check-in/check-out reports) of the property's condition. Pursue a court claim for damage costs that exceed the deposit.

Continue to advertise a property as "no pets" to prospective applicants — the statutory right to request only attaches once someone is a tenant, not at the marketing or viewing stage.

What Landlords Cannot Do

Impose or rely on a blanket "no pets" clause in a tenancy agreement — such clauses are now unenforceable against existing or new tenants.

Refuse a request simply because they personally dislike pets, or out of a general worry about possible future damage with no specific basis.

Charge a separate "pet rent," one-off pet fee, or any ongoing monthly pet charge — this would breach the Tenant Fees Act 2019.

Require the tenant to take out pet damage insurance, or charge the tenant for a policy taken out by the landlord. An earlier draft of the Bill would have permitted this, but the provision was removed before the Act received Royal Assent, so requiring it is a breach of the Tenant Fees Act.

Take a larger deposit because the tenant has a pet — the existing deposit cap (5 weeks' rent for annual rent under £50,000, or 6 weeks' rent above that) is unchanged.

What Tenants Can Do

Submit a written request, with a description of the pet, at any point during the tenancy — not only at the start. Expect each request to be considered on its own facts, rather than rejected by default.

Challenge a refusal they believe is unreasonable, either through the courts now, or in future via the Private Rented Sector Landlord Ombudsman once it launches (expected 2028).

Keep a pet that is genuinely suited to the property — a small caged pet in a studio flat is a very different proposition to a large, energetic dog in a single HMO room.

What Tenants Cannot Do

Bring a pet into the property without having first received written consent — doing so remains a breach of the tenancy agreement.

Disregard a refusal that is properly reasoned, including where a superior lease prohibits pets and the landlord has made reasonable efforts to seek consent.

Treat the Act as giving an unconditional right to keep any animal — it is a right to have a request properly considered, not a guarantee of approval.

Rely on one approval to cover additional or different pets — a fresh written request is needed each time.

Common Misconceptions

"Landlords can just ban pets outright in the tenancy agreement."

Reality: Not enforceable. Each request must be considered individually; blanket bans have no legal effect.

"Tenants can bring any pet they want."

Reality: No. It is a right to request — landlords can still refuse for valid, specific reasons.

"I can charge a pet deposit or pet rent."

Reality: No. Deposit caps are unchanged and ongoing pet charges breach the Tenant Fees Act.

"I can require the tenant to get pet insurance."

Reality: No. This was dropped from the final Act and would now be an unlawful fee.

"I have to accept every pet request."

Reality: No. Reasonable refusals, properly evidenced, remain lawful.

"Once a pet is approved, I don't need permission for another one."

Reality: No. Each new or different pet needs its own written request.

"I can still advertise a property as 'no pets'."

Reality: Yes, technically. The right to request only applies once someone has signed a tenancy.

If You're a Tenant

Put the request in writing before the pet arrives. Include the type, breed, size, and age of the animal, and a brief note on how you'll manage and care for it. This gives the landlord everything they need to decide within 28 days and avoids any dispute over whether a proper request was made.

If You're a Landlord or Agent

Have a clear, written pet policy and a consistent decision process. Log every request, the date received, and the reasoning behind every approval or refusal. Good record-keeping is what stands up if a decision is later challenged through the courts or the Ombudsman.

This information sheet summarises the pet provisions of Section 11 of the Renters' Rights Act 2025 (inserting Section 16A into the Housing Act 1988) and related Tenant Fees Act 2019 rules, as in force in England from 1 May 2026. It is provided for general guidance and does not constitute legal advice. Landlords and agents with specific or contested cases should seek independent legal advice or guidance from a relevant landlord or letting industry body.

RESOLVPOINT · Compliance made clear