From 1 May 2026, landlords will need to manage pet requests differently. The Renters’ Rights Act 2025 introduces a statutory right for tenants to request permission to keep a pet, ending automatic blanket bans in tenancy agreements.
While landlords retain the right to refuse in certain circumstances, decisions must now be assessed carefully, justified clearly and handled within specific legal timeframes.
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Blanket bans replaced by case-by-case decisions
For many years, “no pets” clauses have been standard in tenancy agreements. From 1 May 2026, these clauses can no longer be used to prevent a tenant from making a formal request.
Instead, landlords will need to consider each request on its own merits. The focus shifts to fairness, transparency and proper documentation. Having a clear internal process and recording the reasoning behind every decision will be essential.
Legal timeframes: responding correctly matters
The Act introduces strict response deadlines:
- Landlords must respond in writing within 28 days of receiving a formal written request.
- If further information is needed, the landlord must reply within seven days of receiving that information, or within the remainder of the original 28-day period, whichever is later.
Where permission is refused, the decision must set out the reasonable grounds clearly. Even if the refusal itself is justified, failing to follow the correct procedure could expose landlords to unnecessary risk.
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What is considered a reasonable refusal?
A request can still be declined but only where there is a sound, defensible reason.
This could include:
- The property is unsuitable, such as a large dog in a small flat without an outdoor space.
- Restrictions within a superior lease or freeholder agreement that prohibit pets entirely.
- Legitimate concerns about risks to the property, neighbouring residents or the welfare of the animal.
The key is evidence. Any refusal must be supported by clear, written records in case the decision is ever challenged.
Deposits, fees and protecting your investment
Under the Act, landlords cannot 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 increasingly important. Detailed inventories, comprehensive check-in and check-out reports, and clear photographic evidence will provide protection if disputes arise. Agreeing on specific pet-related conditions in writing at the outset can also help manage expectations for both landlord and tenant.
Assistance animals: a different legal position
It is important to distinguish between pets and assistance animals.
Under the Equality Act 2010, assistance animals are not legally classed as pets. They must be permitted as a reasonable adjustment for a disabled tenant, unless there is a genuinely exceptional reason not to. In these cases, landlords cannot charge additional rent or increase the deposit.
Emotional support animals do not have the same automatic legal status in the UK and may be considered on an individual basis.
What about new tenancy applications?
The statutory right to request a pet applies once the tenancy has started.
Landlords remain free to decide whether to grant a tenancy to an applicant who already has a pet. Assessing suitability at the application stage continues to be an important part of managing risk.
What landlords should be reviewing now
Demand for pet-friendly homes is rising, with many tenants viewing pets as long-term family members. A structured, consistent approach will help landlords stay compliant while potentially attracting responsible, long-term tenants.
Landlords should:
- Review existing tenancy agreements.
- Check superior lease or freeholder restrictions.
- Put a clear written policy in place for handling pet requests.
By preparing early, landlords can protect their legal position while safeguarding their property investment.
For tailored guidance on preparing for the Renters’ Rights Act 2025, contact your local Whitegates office.
