From 1 May 2026, landlords will need to take a more structured approach to pets in rental property. The Renters’ Rights Act 2025 gives tenants a statutory right to request permission to keep a pet, bringing an end to automatic blanket bans.
This does not remove a landlord’s ability to refuse. However, it does mean that decisions must be properly considered, clearly justified and handled within defined legal timeframes.
Related: Making Tax Digital and the future of landlord reporting: What April 2026 signals
A shift from refusal to reasoned decisions
Many tenancy agreements have historically included simple “no pets” clauses. From 1 May 2026, those clauses cannot be used to override a tenant’s legal right to make a request.
Instead of relying on a blanket ban, landlords will need to assess each request on its individual merits. The emphasis moves towards fairness, evidence and documentation. In practical terms, this means having a clear internal process and recording the reasoning behind every decision.
The importance of responding on time
The new legislation introduces strict deadlines. Once a tenant makes a formal written request, landlords must respond in writing within 28 days. If further information is required, the landlord must reply within seven days of receiving that information, or within the remainder of the original 28-day period, whichever is later.
If permission is refused, the response must clearly set out the reasonable grounds for doing so. Even where a refusal is justified, failing to follow the correct process could create unnecessary risk.
Related: Rent reviews for real people: Staying fair, compliant, and prepared for the Renters’ Rights Act 2025
What counts as a reasonable refusal?
Landlords can still decline a request, but only where there is a sound and defensible reason. This may relate to the suitability of the property, such as a large dog in a small flat with no outdoor space. It may stem from restrictions in a superior lease or freeholder agreement that prohibit pets entirely. In some cases, there may be legitimate concerns about risks to the property, neighbours or the welfare of the animal itself.
The critical point is that any refusal must be evidence-based. Clear written records will be essential should a decision ever be challenged.
Deposits, fees and protecting your property
The Act does not permit landlords to charge a separate pet deposit or additional pet-related fees. However, the existing tenancy deposit can still be used to cover damage beyond fair wear and tear at the end of the tenancy.
This makes thorough record-keeping more important than ever. Detailed inventories, comprehensive check-in and check-out reports, and clear photographic evidence will provide reassurance if disputes arise. Agreeing on any specific pet-related conditions in writing at the outset can also help manage expectations on both sides.
Assistance animals require different treatment
It is important to distinguish between pets and assistance animals. Under the Equality Act 2010, assistance animals are not legally classed as pets and must be permitted as a reasonable adjustment for a disabled tenant, unless there is a genuinely exceptional reason not to.
In these circumstances, landlords cannot charge additional rent or increase the deposit. Emotional support animals, however, do not have the same automatic legal status in the UK and can be considered individually.
Do landlords have to accept pets from new applicants?
No. The statutory right to request a pet applies once the tenancy has commenced. Landlords can still decide whether to grant a tenancy to an applicant who already has a pet. This remains an important part of assessing overall suitability and managing risk at the outset.
Related: Renters’ Rights Act possession grounds: what landlords need to know from May 2026
Preparing for May 2026
Demand for pet-friendly homes continues to grow, and many tenants now view pets as a long-term commitment. A clear, consistent approach to requests will not only ensure compliance but may also help attract responsible, long-term tenants.
Now is the time to review tenancy agreements, check any lease restrictions, and establish a straightforward written policy for handling pet requests. By putting the right procedures in place ahead of May 2026, landlords can remain confident that they are protecting both their legal position and their investment.
For tailored advice on preparing for the Renters’ Rights Act 2025, contact your local Belvoir office.
