From 1 May 2026, England’s rental sector will see a significant regulatory shift with the introduction of the Renters’ Rights Act (RRA). Among its key provisions is a new statutory right for tenants to request permission to keep pets, altering the traditional approach landlords have taken towards pet ownership in rented properties.

New Rights for Tenants Regarding Pets

Previously, landlords could broadly prohibit pets through tenancy agreements, often including “no pets” clauses. The RRA changes this by implying a new term into periodic assured tenancies, granting tenants the right to formally request permission to keep a pet regardless of existing contract terms.

Landlords will be required to assess each request individually, respond in writing within 28 days, and must not unreasonably refuse consent. The legislation presumes pets are allowed unless there is a legitimate reason for refusal.

Reasonable Grounds for Refusal

Landlords must consider whether the pet is suitable for the property and circumstances on a case-by-case basis. Legitimate reasons to refuse a request may include:

• Unsuitability of the property, such as a large dog in a small flat without outdoor space
• Excessive number or type of animals, including exotic pets or those requiring specialist care
• Potential impact on other residents, for example in shared accommodation where allergies or health concerns exist
• Restrictions imposed by a head lease that prohibits pets

Documenting the reasoning behind any refusal will be essential to defend decisions if challenged.

Tenant Challenges and Enforcement

Tenants may challenge a landlord’s refusal of a pet request, making thorough record-keeping vital. Landlords should keep detailed records of the pet type requested, the grounds for their decision, and all related communications.

If a tenant keeps a pet without consent, this may still breach the tenancy agreement. However, with the abolition of Section 21 “no fault” evictions, landlords will generally need to rely on statutory possession grounds, some of which are discretionary. Courts may weigh the proportionality of possession actions, distinguishing between serious nuisances and minor issues caused by unauthorised pets.

Given the costs and time involved in court proceedings, landlords are advised to seek amicable resolutions. Where a pet would likely have been approved, formalising consent in writing may be preferable to escalating disputes.

Protecting Property and Managing Risks

While outright bans on pets may become harder to justify, landlords can still grant consent subject to reasonable conditions. These might include requirements for professional cleaning at tenancy end, garden maintenance, restrictions on where pets can access within the property, prompt repair of any pet-related damage, and ensuring pets do not cause nuisance to neighbours.

Conditions should be proportionate and relevant to the specific circumstances of each tenancy.

Deposits and Insurance

The existing five-week cap on tenancy deposits remains in place, preventing landlords from requesting a separate pet deposit. Some landlords may consider insurance as an alternative means to manage risk, but insurance cannot be made a condition for approving a pet request. Although insurance conditions were initially proposed in the draft bill, they were removed during the legislative process to avoid imposing financial burdens on tenants.

Assistance Animals

Assistance animals, such as guide dogs, are generally treated differently from ordinary pets. Under the Equality Act 2010, landlords may be required to permit assistance animals as reasonable adjustments for disabled tenants, depending on the circumstances.

What this means for landlords

The pet provisions form part of a broader overhaul of landlord obligations under the RRA. Landlords must now prepare to manage tenant requests for pets carefully, balancing tenant rights with property protection. Maintaining clear communication, thorough documentation, and reasonable conditions will be crucial to navigating these changes.

New legal technology tools, such as Flow Legal Properties, are emerging to assist landlords in understanding and complying with their evolving responsibilities in a straightforward and cost-effective manner.

Source: Based on reporting from Property118

TLA Training Academy

The Landlord Association has launched its new Training Academy for UK landlords, providing structured guidance, compliance education, and practical knowledge to support landlords at every stage. Members can now complete the programme and become TLA Certified Landlords at no additional cost as part of their membership.

Landlords can explore the Academy here: https://landlordassociation.org.uk/tla-academy/

Those looking to join and access the full training and certification can register here: https://landlordassociation.org.uk/landlord-association-membership-uk/

TLA update

The Landlord Association is currently onboarding new service providers into its Trusted Partner Hub, a new initiative designed to support landlords, tenants, letting agents, and property managers with vetted, high-quality services. As one of the fastest growing landlord associations in the UK, TLA offers partners direct access to an engaged and active member base at the point of need. Service providers across legal, maintenance, insurance, finance, mortgages, tenant screening, and property services can register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/