The Renters’ Rights Act 2025 received Royal Assent on 27th October 2025. Its provisions on pets – under Sections 10 and 11 – came into force on 1st May 2026 as part of Phase 1 of implementation.

The Act effectively incorporates the core principles of the old Model Tenancy Agreement into statute, making them mandatory for all assured periodic tenancies in the private rented sector. So, can landlords still refuse pets? Yes, but only in limited, clearly defined circumstances.

Keep reading to find out how.

Tenants Have a Statutory Right to Request a Pet

For the first time, the right to ask to keep a pet is written into law. Tenants may make this request both at the start of a tenancy and during it. The request must be made in writing and must include a description of the pet they wish to keep.

Landlords Cannot Refuse Pets Outright

Landlords are no longer able to rely on a blanket “no pets” clause to refuse all requests without consideration. Every request must be assessed on its own merits, taking into account the suitability of the property and the tenant’s ability to care responsibly for the animal.

The 28-Day Response Rule

Once a tenant submits a written pet request, the landlord has 28 days to respond in writing. If the landlord needs more information — for example, the size or breed of the animal — they must ask within that period. Once the tenant provides further information, the landlord has either the remainder of the original 28 days or an additional 7 days — whichever is later — to give a final decision.

“If you do not respond within 28 days, [the tenant] will be able to apply to the court.” — GOV.UK guidance for landlords

Refusals Must Be Reasonable and in Writing

If a landlord does refuse a pet request, the refusal must be in writing and must explain the reason. Blanket or unexplained refusals will not suffice. Tenants have the right to challenge an unreasonable refusal, either by complaint to the landlord or by applying to the court.

Circumstances that are likely to make a refusal reasonable include:

• The property is leasehold and the superior lease prohibits pets
• The size or nature of the property makes the particular pet unsuitable
• The property cannot be insured where pets are kept
• The pet would be likely to cause nuisance to neighbours

It is not likely to be reasonable for landlords to refuse pets on the grounds that they dislike animals, have had bad experiences with pets in the past, or are concerned about the property’s appeal to future tenants.

Once Granted, Consent Cannot Be Withdrawn

If a landlord agrees to a pet, they cannot later change their mind about that pet. However, if a tenant wants to keep an additional or different pet, they must make a fresh request.

What Happened to Mandatory Pet Insurance?

Earlier drafts of the Renters’ Rights Act — and the preceding Renters (Reform) Bill — included a provision allowing landlords to require tenants to take out pet damage insurance as a condition of granting consent. This was seen by many landlords as a practical compromise: it would protect them against the cost of pet-related damage while still enabling pets.

However, this provision was removed by a government amendment during the House of Lords report stage. The government’s position is that the standard tenancy deposit is sufficient to cover any pet-related damage. In rare cases where damage exceeds the deposit, landlords may seek to recover the additional amount through the courts.

This removal has proved controversial. Many landlord groups argue it weakens the practical case for allowing pets and may push some landlords to look for alternative grounds to refuse. However, the law is clear: landlords cannot refuse pets without reasonable, individually assessed grounds.

Before vs. After: At a Glance

The Process: How Does a Pet Request Work?

1. Tenant submits a written request, describing the pet they wish to keep. This can be done at any point during the tenancy.
2. Landlord has 28 days to respond. They may ask for additional information about the pet within this window.
3. If additional information is requested, the tenant provides it and the landlord then has either the remainder of the original 28 days or 7 extra days — whichever is later — to give a final decision.
4. If the landlord consents, the tenant may keep the pet. That consent cannot later be revoked for that specific animal.
5. If the landlord refuses, they must explain the reason in writing. The refusal must be reasonable.
6. If the tenant believes the refusal is unreasonable, they can raise a complaint or apply to the court to challenge the decision.

What This Means for Landlords

Landlords can still refuse pets — but only where they have a clear, reasonable, and documented justification. Blanket refusals and standardised “no pets” tenancy clauses will no longer protect them from challenge.

Practically speaking, landlords should:

• Review their tenancy agreements to remove or update blanket pet prohibition clauses
• Establish a clear internal process for handling and documenting pet requests
• Check whether the property’s leasehold terms or insurance policy affect their ability to permit pets
• Review their property insurance — while they cannot require tenants to take out pet insurance, landlords may wish to ensure their own policy provides adequate coverage for pet-related damage
• Keep thorough written records of all requests, responses, and reasons given

It is also worth noting that the abolition of Section 21 “no-fault” evictions — also effective from 1 May 2026 — affects how landlords can respond if a tenant keeps an unauthorised pet. Eviction now requires a specific ground under Section 8, such as a breach of tenancy (Ground 12) or property deterioration (Grounds 13 or 15). Courts will consider whether eviction is a proportionate response.

What This Means for Tenants

Can landlords refuse pets when you ask? Yes, but not without good reason — and not without telling you why in writing. Tenants now have a meaningful legal right to request a pet, and a clear route to challenge any refusal they believe is unreasonable.

If a landlord refuses your request, ask for the reason in writing. If you believe the refusal is unreasonable, you may complain formally or apply to the court. Evidence of the request, the refusal, and the landlord’s reasoning will be important in any challenge.

Note that the statutory right applies during an established tenancy. If you are still negotiating a new tenancy agreement, the right has not yet been formally triggered — though unreasonable refusals to even discuss pets with prospective tenants could attract scrutiny under other provisions of the Act.

A Note on Assistance Animals

Assistance animals such as guide dogs, hearing dogs, and dogs trained to assist disabled people have always occupied a separate legal position. The Equality Act 2010 prohibits landlords from discriminating against disabled people, which includes refusing to permit a necessary assistance animal. This protection remains unchanged and is entirely independent of the new pet request framework.

Our Thoughts

The Renters’ Rights Act 2025 is a genuine and meaningful step forward for tenants who want to keep pets. For too long, blanket “no pets” clauses left responsible pet owners with very limited options – and with only 7% of landlords historically advertising pet-friendly properties, the market simply wasn’t working for a significant portion of renters.

The new law strikes a more sensible balance. Landlords retain the right to refuse where there is a genuine reason – and there will always be cases where a particular pet is unsuitable for a particular property. But the days of a landlord refusing without explanation, or relying on a boilerplate clause to avoid the question entirely, are over.

The removal of mandatory pet insurance from the final Act is a point of contention, and landlords’ concerns about damage are understandable. However, the deposit remains available for legitimate claims, and landlords can pursue tenants through the courts where damage exceeds it.

Our advice to tenants is to put any pet request in writing, be upfront about the type and size of animal, and keep records of all correspondence. If a refusal seems unreasonable, you now have real legal options to challenge it. And to landlords: a considered, documented approach to pet requests is not just good practice – it is now a legal requirement.

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James Cook

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