Pets in Rental Properties: What Landlords Need to Know

April 2026

The Renters' Rights Act introduced in May 2026 changes the rules on pets in rental properties. Landlords can no longer operate a blanket "no pets" policy, and there are rules on how quickly you must respond to pet requests.

Here's what landlords need to know.

The New Rules for Landlords Regarding Pets in Rental Properties

Area	Old position	New position
Default policy	Blanket ‘no pets’ widely used’	Blanket bans are no longer permitted
Tenant right to request	No formal right	Tenants can formally request a pet
Landlord response time	No requirement	Must respond within 28 days
Refusal	Any reason (or none)	Must be on reasonable grounds only
Protection against damage	Deposit only (within limits)	Landlords can require pet damage insurance

What Changes Under the Renters' Rights Act?

Tenants now have the right to request permission to keep a pet. Once a request is made, landlords must respond within 28 days and can only refuse on reasonable grounds. A simple "we don't allow pets" will no longer be sufficient.

This doesn't mean you have to say yes to every request. It means you need a process for considering requests fairly, and a clear reason if you decide to refuse.

What Counts as a Reasonable Refusal?

The Renters' Rights Act doesn't set out an exhaustive list, but likely valid grounds for refusal include:

The property is genuinely unsuitable for the animal - for example, a top-floor flat with no outdoor space requested for a large dog.
Your own lease or the building's head lease restricts pet ownership - common in many leasehold flats.
The animal poses a risk to the health, safety, or structure of the property.
The tenant has a documented history of causing property damage.

If your property is leasehold, check your lease carefully. Where the head lease prohibits pets, this will generally constitute a valid reason to decline, but you should be able to demonstrate this if required.

Pet Damage Insurance for Landlords

One of the practical protections introduced by the Renters' Rights Act is the ability for landlords to require pet insurance as a condition of granting consent. You can ask the tenant to take out and maintain a policy that covers pet-related damage as part of the written agreement.

This provides a sensible middle ground. It allows landlords to accommodate responsible pet owners while protecting the property financially, without relying solely on the tenancy deposit, which remains subject to statutory limits.

How to Handle a Pet Request

Acknowledge the request promptly and in writing. This creates a clear record and starts the 28-day response period.
Check your lease or building rules. If pets are restricted, confirm this before declining the request.
Consider the property and the animal. Is the type and size of pet suitable for the accommodation?
Document any approval clearly. Include any agreed conditions, such as maintaining pet damage insurance, within the tenancy agreement or written consent.
Record your reasons if refusing. Be specific, consistent and able to justify your decision.

Being open to pet requests, where the property allows, can widen your pool of prospective tenants. Our team can help you create a clear, fair pet policy and update your tenancy agreements to reflect the new rules.

Need help updating your tenancy agreements or handling a pet request? Speak to our lettings team on 020 8563 0202 or fill out our enquiry form.

Lawsons & Daughters
Experts in property. Part of the community.

Back to news list