Pets in Rentals: Stronger Rights for Tenants

For many tenants, a pet is part of the family, but under previous rules, landlords could often refuse animals without explanation. The Renters’ Rights Act changes that.

Landlords can no longer unreasonably refuse a tenant’s request to keep a pet. This reform aims to balance tenants’ desire for companionship and emotional wellbeing with landlords’ need to protect their properties and comply with lease conditions.

• Reasonable requests must be considered:

  Landlords must respond to all pet requests within 28 days. Refusing permission without a valid reason will no longer be acceptable. 

• Reasonable refusal still possible:

  Landlords can refuse a request if they can demonstrate that allowing a pet would be unreasonable, for example, if:

  • The property is unsuitable (e.g. size or type of flooring).

  • The animal poses a health or safety risk.

  • The superior landlord (e.g. freeholder) or building management prohibits pets and refuses consent, most common in blocks of flats. 

• Insurance instead of extra deposits:

  Landlords cannot request a higher deposit for pets. Instead, they can require tenants to hold pet insurance that covers potential damage. This ensures protection for the landlord without breaching the Tenant Fees Act 2019. 

• Pet insurance must be maintained:

  If agreed, the tenant must keep the policy active for as long as the pet resides at the property, this becomes an implied term of the tenancy.

This change reflects the government’s recognition that pets contribute to wellbeing and that blanket “no pets” policies were often unfair.

For landlords, it introduces both new responsibilities and new protections. While refusals must now be justified, landlords can also mitigate risk through insurance, property management, and clear tenancy agreements.

It also encourages better dialogue between landlords and tenants, reducing disputes and fostering more stable tenancies.

• Acknowledge and respond to pet requests within 28 days.

• When refusing, give a clear written explanation outlining why the request is unreasonable.

• If granting permission, record the agreement in writing, specifying:

  • The type and number of animals permitted.

  • Any conditions (e.g. professional cleaning, no additional animals without permission).

• Require the tenant to provide proof of pet insurance and ensure coverage remains valid.

• Update tenancy templates to include pet clauses compliant with the new Act.

• If restricted by a superior lease, request consent in writing and retain a copy of the response.

1. Can landlords still say “no pets allowed”?

Only if there’s a reasonable justification, such as building restrictions, allergies in shared accommodation, or risk of property damage. Blanket bans are no longer acceptable.

2. How long does a landlord have to reply to a request?

You must respond within 28 days of receiving the written request. Failure to do so will be treated as having granted consent. 

3. Can landlords charge a higher deposit for pets?

No. The Tenant Fees Act still applies, and additional deposits are not allowed. However, landlords can require tenants to maintain pet insurance that covers potential damage. 

4. What if a tenant keeps a pet without permission?

If the landlord’s refusal was reasonable and clearly communicated, doing so would breach the tenancy agreement and may form valid grounds (but not mandatory) for possession under Section 8.

5. What if the superior landlord refuses pets?

If the head lease or freeholder explicitly prohibits pets and denies permission, this counts as a reasonable refusal for the landlord. 

The Renters’ Rights Act shifts the presumption in favour of tenants when it comes to pets, landlords must now justify a refusal rather than defaulting to one.

Handled properly, this change need not increase risk. With clear communication, written agreements, and appropriate insurance, landlords can remain compliant while still protecting their property and maintaining good relationships with their tenants.