For many landlords, deciding whether to allow pets has historically been simple: you either accepted them or you didn’t. From 2026, however, that decision becomes more nuanced. The Renters’ Rights Act 2025 introduces new legal expectations around how landlords must handle pet requests during a tenancy. Understanding the rules now will help you remain compliant, reduce disputes, and protect your investment.
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What Has Changed Under the Renters’ Rights Act 2025?
Previously, landlords could include blanket “no pets” clauses in tenancy agreements and refuse requests without explanation. From 1 May 2026, this approach will no longer be lawful for most private rented homes.
The Act introduces a statutory right for tenants to request permission to keep a pet once the tenancy has started. This means landlords must properly consider each request and respond within set timeframes.
While this does not mean landlords must automatically accept pets, it does mean refusals must be justified and reasonable.
Can Landlords Still Say No to Pets?
Yes, landlords retain the right to refuse pet requests, but the threshold is higher than before.
Refusals must now be based on clear, reasonable grounds, and landlords can no longer rely on blanket policies or standard wording alone. Each request must be assessed individually, taking into account the specific pet and the property.
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Grounds for a Reasonable Refusal
A landlord may be able to refuse a request where there is a genuine and evidenced concern, including:
- The property layout or size is not appropriate for the specific type or breed of animal
- Limitations imposed by a superior lease or freeholder restrictions
- Insurance constraints that cannot reasonably be amended or accommodated
- A genuine risk of damage to the property, disturbance to neighbouring residents, or harm to the animal’s well-being
Documenting the reasoning behind any refusal is essential, as decisions may be challenged if they are not properly justified.
Assistance Animals: A Separate Legal Duty
Assistance animals are not classed as pets and are protected under the Equality Act 2010. Landlords are legally required to allow an assistance animal as a reasonable adjustment for a disabled tenant.
This obligation overrides any “no pets” clause and applies unless the landlord can demonstrate an exceptional reason for refusal, such as a serious and unavoidable health and safety risk or disproportionate hardship. In most cases, the allergies of other tenants will not be sufficient.
Landlords cannot charge additional rent, fees, or a higher deposit because of an assistance animal. However, tenants remain responsible for any damage caused, which may be deducted from the standard tenancy deposit if it exceeds fair wear and tear.
It is also important to note that emotional support animals do not automatically receive the same legal protection in the UK. Requests for emotional support animals can be considered individually and may be refused under a no pets policy, provided the refusal is reasonable.
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How Landlords Must Respond to Pet Requests
The Renters’ Rights Act 2025 introduces a clear legal process for handling pet requests:
- Requests must be considered fairly and individually
- Landlords must respond in writing within 28 days
- If further information is requested, a response must be given within 7 days of receiving it, or within the remaining 28-day period (whichever is later)
- Any refusal must clearly set out the reasonable grounds relied upon
Failure to follow this process may expose landlords to disputes or formal challenges. Although tenancy agreements may still include pet-related wording, contractual clauses cannot override a tenant’s statutory right to request permission.
Managing Risk When Allowing Pets
Allowing pets does not remove a tenant’s responsibility to care for the property. While landlords cannot charge a separate pet deposit or pet-related fees, damage beyond fair wear and tear can still be recovered through the existing tenancy deposit.
To protect your position, it remains vital to maintain:
- Detailed inventories
- Comprehensive check-in and check-out reports
- Clear photographic evidence
Landlords may also impose reasonable and proportionate conditions when granting consent, such as requiring appropriate pet insurance or professional end-of-tenancy cleaning. Any conditions must be clearly agreed in writing.
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Preparing Your Property for the New Rules
The Renters’ Rights Act 2025 seeks to strike a fair balance between tenant choice and landlord protection. To adapt successfully, landlords will need clear processes, good record-keeping, and a strong understanding of their legal duties.
By reviewing tenancy agreements, setting out a clear approach to pet requests, and knowing when refusal is justified, landlords can stay compliant and competitive. With demand for pet-friendly homes rising, these changes may also help attract reliable, long-term tenants.
Common Questions from Landlords
Are landlords required to accept pets from the outset?
No. The right to request permission for a pet begins once the tenancy is underway. Landlords can still choose whether to proceed with an applicant who has a pet before the tenancy starts.
When can a landlord refuse a pet under the new law?
Refusal is permitted only where there are reasonable grounds, assessed on a case-by-case basis.
Can landlords charge pet fees or deposits?
No separate pet fees or deposits are allowed. However, damage beyond fair wear and tear may still be deducted from the standard tenancy deposit.
Are ‘no pets’ clauses still valid?
They may still appear in tenancy agreements, but they cannot override a tenant’s statutory right to request permission.
What rights do emotional support animals have?
No. Emotional support animals do not have automatic legal protection in the UK.
Do the same rules apply to assistance animals and pets?
No. Assistance animals are protected under the Equality Act 2010 and must usually be permitted.
What conditions can landlords set when allowing a pet?
Conditions must be reasonable and proportionate, such as requiring suitable pet insurance or professional cleaning at the end of the tenancy.
Can assistance animals ever be refused?
Only in rare and exceptional circumstances, such as a proven health and safety risk or undue hardship.
Helping Landlords Navigate Legislative Change
Staying compliant in a changing rental landscape can feel overwhelming, but you don’t have to manage it alone. Northwood’s lettings specialists can help you review tenancy agreements, handle pet requests correctly, and ensure your property remains legally compliant as the new rules come into force.
Contact your local Northwood office today for expert landlord guidance tailored to you.
