Introduction to the New Pet Rules for Landlords

The Renters’ Rights Act 2025, now part of UK law, introduces significant changes to how pets are managed in rented properties from 1 May 2026. Accompanied by government guidance, these rules clarify the process tenants must follow to keep pets and the circumstances under which landlords can refuse permission.

Tenants Must Request Permission for Specific Pets

Contrary to some tenants’ assumptions, the new legislation does not grant an automatic right to keep pets without landlord consent. Tenants must formally request permission in writing, providing a detailed description of the specific pet for which consent is sought. For example, if permission is granted for a seven-year-old Pomeranian named Sally, this does not extend to a new puppy of the same breed without a fresh request.

This requirement emphasises that consent is pet-specific, not a blanket approval for any pet.

Landlords’ Right to Refuse Must Be ‘Reasonable’

Landlords can only refuse a tenant’s pet request if the refusal is deemed reasonable. Current guidance highlights a limited number of valid reasons, including:

• Another tenant’s allergy to the pet
• The property being unsuitable in size or condition for the pet
• The pet being illegal under laws such as the Dangerous Dogs Act 1991 or Dangerous Wild Animals Act 1976
• The landlord’s own lease prohibiting pets (common in leasehold flats)

Importantly, landlords’ personal dislikes, previous negative experiences with pets, or concerns about future damage are not considered reasonable grounds for refusal. For example, a history of damage caused by previous tenants’ pets cannot justify denying a current tenant’s pet request.

Implications for Landlords: Protecting Your Property

With the new rules in place, landlords should take proactive steps to protect their properties and manage pet-related risks effectively.

1. Monitor Tenant Communications Closely

Landlords have a 28-day window to respond to a tenant’s pet permission request. If no written refusal is issued within this period, consent is automatically granted. Establishing a clear pet application process and requiring tenants to use it can help manage requests efficiently. Providing a standard form for tenants to detail their pet’s information is advisable.

2. Prepare Your Property for Pets

Many tenants may acquire pets after moving in, so landlords should consider ‘pet-proofing’ properties in advance. Recommended measures include:

• Using flooring resistant to pet urine, avoiding carpets and rugs
• Applying washable matt or eggshell paint, especially in hallways
• Installing durable skirting boards and varnished woodwork
• Sealing floor gaps and ensuring secure pipework to prevent urine damage
• Providing furniture that is less susceptible to pet damage, avoiding fabric sofas
• Securing garden fencing and gates to prevent pet escape

Additionally, a thorough inventory agreed with tenants before move-in remains essential to identify any pet-related damage at tenancy end.

3. Vet Tenants and Their Pets Carefully

Landlords should consider:

• Requesting references regarding the pet, such as from previous landlords
• Meeting tenants and their pets in person
• Confirming arrangements for pet care in emergencies
• Assessing whether pets, particularly dogs, will be left alone for extended periods, which can increase risk of damage

4. Maintain Records and Review Insurance

Keep detailed written records of all investigations and reasons if permission is refused, to support decisions if challenged. Landlords should also verify their insurance policies cover pet-related damage.

Understanding ‘Reasonable’ Refusal and Dispute Resolution

While guidance on what constitutes a reasonable refusal is currently limited, tenants who believe their landlord’s refusal is unreasonable may:

• Complain to the forthcoming Landlord’s Ombudsman, expected to be operational around 2028
• Apply to the courts for an order of ‘specific performance’ under section 16B(5) of the legislation

Over time, case law will likely provide further clarity. Meanwhile, landlords should base decisions on the pet’s suitability for the property rather than personal views or past tenant experiences.

Government codes of practice for the welfare of dogs and cats may also assist landlords in making informed decisions.

Conclusion: Adapting to the New Pet Regulations

From May 2026, landlords must accept that refusing pets will be more restricted and must be justified on reasonable grounds related to the property and the pet. By carefully selecting tenants, preparing properties to minimise damage, and following clear procedures, landlords can manage pet-related risks effectively under the new legal framework.

For further guidance, landlords can consult resources such as the Landlord Law article on pets and related pet procedure and form templates.

Suggested internal link anchors

• Renters’ Rights Act 2025
• pet permission requests
• reasonable grounds for refusal
• pet-proofing rental properties
• tenant vetting for pets
• pet damage insurance
• Landlord’s Ombudsman
• specific performance court order
• welfare of dogs code of practice
• welfare of cats code of practice

TLA update

TLA is launching a new Trusted Partners Hub in Q1 2026, featuring verified and approved service providers selected to support landlords, tenants, and property management businesses. We are inviting legal, trades, insurance, financial, mortgage, tenant screening, and other service providers to register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/