The rules around pets in rented homes changed on 1 May 2026 as part of the first phase of Renters’ Rights Act reforms.
For landlords and tenants in Harrogate, the biggest change is straightforward: tenants now have a statutory right to request permission to keep a pet, and landlords cannot unreasonably refuse.
Whether you’re a tenant in Starbeck hoping to keep a dog or a landlord with properties across Bilton and Knaresborough Road, having a clear written process matters.
What the Renters’ Rights Act says about pets
A tenant who wants to keep a pet must make the request to their landlord in writing and include a description of the pet.
The landlord normally has 28 days to respond in writing and cannot refuse without a fair reason.
If the landlord reasonably needs more information about the pet, they can request it within that period.
Once the tenant supplies the information, the landlord has either the remainder of the original 28 days or an additional seven days to provide the final decision, whichever is later.
If permission is refused, the landlord should explain why.
What counts as a reasonable refusal?
Every request needs to be considered individually.
Government guidance gives examples where refusal may be reasonable, including:
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The property is too small for a large pet or several pets.
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Another person living in the property has an allergy.
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The pet is illegal to own.
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The landlord is a leaseholder and the freeholder does not allow pets.
For leasehold properties in Harrogate, checking the superior lease or freeholder’s rules can therefore be particularly important.
A general dislike of pets is not normally enough.
Government guidance also says it would usually be unreasonable to refuse simply because previous tenants’ pets caused damage, because the landlord has general concerns about future damage or because they believe a pet could affect future lettings.
Tenants can challenge a refusal they believe is unreasonable.
What if the landlord doesn’t respond?
Silence does not automatically mean permission has been granted.
If a landlord does not respond within the applicable timeframe, the tenant can make a complaint.
Tenants should therefore wait for written permission rather than assuming that no response means yes.
What this means for Harrogate tenants
If you’re renting in Harrogate, you have a genuine right to ask permission to keep a pet.
You should still make the request properly.
Put it in writing and provide enough information for the landlord to make an informed decision.
That could include:
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The type of animal.
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Its size.
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Its age.
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How much space it requires.
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Other relevant information about how it will be kept.
If your landlord asks for reasonable additional information, respond promptly.
If permission is granted for one pet and you later want another, you will need to make another request.
What this means for Harrogate landlords
The new rules do not mean landlords have to accept every pet.
They mean each request must be properly considered and cannot be refused unreasonably.
When a request arrives, check:
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What pet is being proposed.
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Whether the property is suitable.
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Whether another occupier has relevant health concerns.
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Whether the superior lease restricts pets.
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Whether any other legal restriction applies.
Keep the request, supporting information and written decision with the tenancy records.
That provides a clear record of how the decision was reached.
Pet damage and deposits
Pet damage remains an understandable concern for landlords.
The Tenant Fees Act deposit limits continue to apply.
For most tenancies where annual rent is below £50,000, the tenancy deposit is capped at five weeks’ rent. Where annual rent is £50,000 or more, the maximum is normally six weeks.
Landlords should not charge a separate additional pet deposit above the applicable statutory cap.
If an approved pet damages the property, legitimate losses may potentially be claimed from the protected tenancy deposit in accordance with the normal rules.
Relevant insurance may also provide protection depending on the policy.
However, the same loss cannot be recovered twice.
Updating tenancy documentation
The move to assured periodic tenancies means landlords should ensure their tenancy documentation and management procedures reflect the current legal framework.
Existing written agreements did not automatically need to be replaced simply because the reforms took effect.
For a pet that has been approved, the written records can clearly identify the pet and the tenant’s existing responsibility for damage beyond fair wear and tear.
Landlords should also remember that government guidance states that once permission for that pet has been granted, they cannot simply change their mind and withdraw it.
If specialist clauses are required, appropriate legal advice should be taken.
Check your landlord insurance
Insurance should also form part of the review.
Some landlord policies may exclude pet damage or impose particular conditions.
Before approving a request, check the current policy wording and understand what is and is not covered.
Do not assume that standard landlord insurance automatically covers every form of pet-related damage.
Other Renters’ Rights Act changes matter too
The pet provisions form only one part of the changes introduced on 1 May 2026.
Most existing private-sector assured shorthold tenancies became assured periodic tenancies, while new relevant tenancies generally start as assured periodic tenancies.
Section 21 has been abolished for relevant assured tenancies.
Landlords seeking possession generally need to rely on an applicable statutory ground and follow the correct Section 8 procedure.
Rent increases are also generally limited to once a year through the revised Section 13 process, with at least two months’ notice.
Rental bidding has been banned, and new restrictions apply to rent requested in advance.
Landlords and agents must also avoid unlawful discrimination against prospective tenants because they have children or receive benefits.
A practical checklist for tenants
If you’re requesting a pet:
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Make the request in writing.
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Describe the pet clearly.
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Provide reasonable additional information if requested.
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Keep copies of correspondence.
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Wait for written permission.
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Understand your responsibility for pet-related damage.
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Make another request if you later want an additional pet.
A practical checklist for landlords
When receiving a request:
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Record the date it arrived.
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Check the details of the proposed pet.
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Ask for reasonable additional information if necessary.
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Check superior lease restrictions where relevant.
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Consider the individual property and request.
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Respond within the applicable statutory timeframe.
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Explain any refusal in writing.
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Keep the decision and supporting evidence.
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Check your insurance arrangements.
Avoid automatically refusing requests based simply on a historic no-pets policy.
Keep your wider compliance records current
Good record-keeping matters beyond pet requests.
For each property, landlords should keep appropriate records covering tenancy terms, deposits, safety certificates, inspections, repairs, rent history and important tenant correspondence.
Existing landlords should also check that the required Renters’ Rights Act information was supplied to tenants where applicable.
If a possession case, rent challenge or pet dispute arises later, having a clear chronology can make it much easier to understand what happened.
Preparing for later reforms
Not every Renters’ Rights Act measure arrived on 1 May 2026.
The Private Rented Sector Database is being introduced through a later rollout beginning from late 2026.
The Landlord Ombudsman also follows later in the implementation programme.
Landlords should prepare their property records now but should not describe these later measures as universally mandatory until the relevant requirements apply.
What this means for Harrogate’s rental market
The new pet rules affect landlords and tenants across Harrogate, from Starbeck and Bilton to Pannal and the town centre.
For landlords, the key is having a consistent process rather than automatically saying yes or no.
For tenants, the new law creates a right to request a pet, rather than an automatic right to keep one without permission.
Clear communication and accurate written records can help both sides understand the decision.
Get the right support for your Harrogate rental
The Renters’ Rights Act has significantly changed how private tenancies are managed in England.
For Harrogate landlords, staying compliant means understanding both the headline changes and the practical processes behind them.
Hunters Harrogate works with landlords and tenants across Harrogate and the surrounding area.
If you’re a landlord reviewing your rental property, book a free valuation to get a current property-specific assessment.
Or get in touch with the Hunters Harrogate team to discuss your property and management options.
Here to get you there.
