Demand for pet-friendly rental homes has been steadily rising, and from 1 May 2026, the legal framework around pets will change significantly.
The Renters’ Rights Act 2025 introduces a formal right for tenants to request permission to keep a pet during a tenancy. It does not give tenants an automatic right to own one. However, it does mean landlords must follow a defined legal process when considering requests.
For landlords, the shift is clear: decisions must be structured, time-bound and properly justified.
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A change in mindset: from prohibition to assessment
Until now, many tenancy agreements have relied on simple “no pets” clauses. From 1 May 2026, that alone will not be sufficient.
Even where an agreement discourages or prohibits pets, tenants will be able to submit a written request. Once received, landlords are required to actively consider the request rather than dismiss it automatically.
This does not remove landlord discretion, but it does require fairness, documentation and consistency.
Blanket refusals without review will no longer align with the law.
The legal clock starts ticking
One of the most important elements of the new framework is timing.
When a tenant makes a formal written request:
- A written response must be provided within 28 days
- If further information is needed, the landlord must reply within seven days of receiving it, or within the remaining portion of the 28 days (whichever is later)
- Any refusal must clearly explain the reasons
In practice, administrative discipline will be essential. Missing deadlines or failing to give written reasons could undermine an otherwise reasonable decision.
For portfolio landlords especially, this means putting a clear internal system in place before May 2026.
What are valid grounds for refusal?
The Act protects tenants’ ability to ask, but it does not force landlords to accept every request.
Refusal may be reasonable where there is a legitimate and proportionate concern, such as:
- The property is unsuitable for the size or species of animal proposed
- A head lease, freeholder agreement or development covenant prohibits pets
- There is a credible risk of property damage, nuisance or adverse impact on neighbours
Leasehold landlords should pay particular attention to superior lease terms. If a lease restricts animals, that restriction may form strong grounds for refusal, provided it is clearly evidenced and communicated.
The legislation places strong emphasis on openness and accountability. Landlords should clearly document their reasoning and keep thorough records.
Financial risk: what remains protected
Understandably, landlords often associate pets with increased wear and tear.
However, the Act confirms that additional pet deposits or pet-specific charges will not be permitted. The standard tenancy deposit remains the primary protection for damage beyond fair wear and tear.
This makes preparation vital.
Robust inventories, comprehensive check-in documentation, photographic records and clear written expectations around cleanliness will significantly reduce dispute risk. Setting professional standards from day one will protect both landlord and tenant.
Related: What the New Possession Grounds from May 2026 Mean for Landlords
Assistance animals require separate consideration
Under the Equality Act 2010, assistance animals are not classified as pets. Where a tenant requires an assistance animal because of a disability, landlords are generally expected to permit this as a reasonable adjustment unless there is a genuinely exceptional reason not to.
In such cases, landlords cannot charge higher rent or request a larger deposit.
Emotional support animals do not automatically carry the same legal status in the UK. Requests of this nature should be assessed individually, based on the circumstances presented.
Understanding this difference is essential to avoid potential discrimination claims.
What about tenants who already own pets?
The new statutory right applies during an existing tenancy.
At the pre-tenancy stage, landlords still retain discretion when selecting tenants. Assessing whether a property is suitable for a prospective tenant with a pet remains part of prudent risk management.
Clear conversations during referencing and application can prevent misunderstandings later.
Preparing now avoids pressure later
Although the legislation takes effect from 1 May 2026, landlords should not wait until the final weeks to prepare.
Key steps include:
- Reviewing tenancy templates
- Checking superior lease restrictions
- Creating a documented pet request procedure
- Implementing systems to track statutory deadlines
- Strengthening property condition reporting processes
The landlords who adapt early will find compliance straightforward.
A balanced framework for modern renting
The Renters’ Rights Act 2025 reflects changing tenant expectations, but it does not remove landlord control. Instead, it introduces clarity around how decisions must be handled.
With structured procedures, clear documentation and professional communication, landlords can respond confidently to pet requests while safeguarding their investment.
If you would like practical guidance on preparing your portfolio for the 2026 changes, your local Hunters team is ready to help.
