“Can I have a pet?”
From 1 May 2026, that simple question will carry new legal weight.
The Renters’ Rights Act 2025 introduces a formal process landlords must follow when tenants request permission to keep a pet. While tenants are not being given an automatic right to own pets, landlords will no longer be able to rely on blanket “no pets” clauses alone.
Instead, every request must be considered properly, documented carefully and responded to within a strict timeframe.
Here’s what that means in practice and how to protect your position.
Related: Making Tax Digital from April 2026: The new Income Tax rules landlords should prepare for
No more automatic refusals
For many years, tenancy agreements have commonly included blanket bans on pets. From May 2026, those clauses will no longer be enough on their own.
If a tenant submits a written request to keep a pet during their tenancy, you must:
- Assess the request on its individual merits
- Provide a written decision
- Respond within 28 days
- Clearly explain your reasons if you refuse
Landlords still retain control. You can say no but you must demonstrate that the decision is reasonable.
Simply relying on a standard clause without proper consideration may not comply with the new legal framework.
The 28-day deadline: Why process now matters
One of the most important changes under the reforms is the introduction of strict response times.
Once a written request is received:
- You have 28 days to issue a written decision.
- If you request additional information, you must respond within seven days of receiving it, or within the remainder of the original 28-day period whichever is later.
- Any refusal must set out clear, evidence-based reasons.
Failure to meet these deadlines could weaken your position if a dispute arises.
For landlords with multiple properties, this makes having a documented system for logging requests and monitoring timeframes essential.
Related: Market rent vs “wishful rent”: How to set a compliant rent increase that tenants won’t challenge
When can landlords reasonably refuse?
The Renters’ Rights Act 2025 does not remove your ability to refuse a request. However, the refusal must be lawful, proportionate and linked to genuine property concerns.
Examples of reasonable grounds may include:
- The size, type or number of pets requested is unsuitable for the property
- There is a clear risk of damage beyond normal wear and tear
- There is a substantiated risk of nuisance in buildings with shared access or communal areas
- The superior lease, freeholder agreement or head lease prohibits pets
- Insurance terms restrict certain animals
The key is justification. Decisions should be based on objective factors relating to the property not personal preference.
Consistency also matters. Similar properties and comparable requests should be treated in a similar way to avoid allegations of unfair treatment.
Deposits and financial protection: What you cannot charge
A common question landlords ask is whether they can increase the deposit if a pet is allowed.
The answer remains no.
Under existing tenancy fee legislation and the 2025 reforms:
- You cannot charge an additional “pet deposit”
- You cannot introduce pet-specific fees
- The statutory tenancy deposit cap continues to apply
This means your standard tenancy deposit is your primary financial protection against damage exceeding fair wear and tear. Because financial flexibility is limited, prevention becomes even more important.
Landlords should ensure:
- A detailed and professionally prepared inventory
- A comprehensive check-in report
- Clear, dated photographic evidence
- Well-drafted tenancy clauses covering cleanliness, hygiene and maintenance
Thorough documentation at the start of a tenancy provides the strongest protection if a dispute arises at the end.
Related: New Possession Rules from May 2026: What Landlords Need to Know
Pets and disability: Additional legal considerations
Where a tenant’s request is connected to a disability for example, where an animal forms part of a reasonable adjustment separate legal obligations may apply under the Equality Act 2010.
In such cases:
- The request must be assessed carefully
- Rent must not be increased because of the animal
- The tenancy deposit must remain within the statutory cap
- Decisions must avoid discriminatory treatment
These scenarios require careful handling. If there is uncertainty, professional advice should be sought before responding.
What about before the tenancy starts?
The statutory right to request permission applies during an existing tenancy. Before granting a tenancy, landlords retain discretion when selecting tenants and determining whether a property is suitable for pets.
Clear communication at the application and referencing stage can help manage expectations and reduce the likelihood of formal disputes later. Setting out your position early is often the most effective way to maintain clarity and control.
Preparing for May 2026
Although the new framework takes effect from 1 May 2026, preparation should begin well in advance.
Landlords should consider:
- Reviewing and updating tenancy agreement templates
- Checking leasehold, freeholder or superior lease restrictions
- Creating a documented internal assessment process
- Implementing systems to track statutory deadlines
- Strengthening inventory and reporting procedures
Early preparation will ensure compliance and reduce risk once the legislation comes into force.
A more transparent approach to pet requests
The Renters’ Rights Act 2025 does not force landlords to accept pets. What it does is regulate how decisions must be made.
For some landlords, allowing pets may widen the applicant pool and reduce void periods. For others, the risks may outweigh the benefits. Both approaches remain valid provided decisions are properly assessed and documented.
From May 2026, the strength of your reasoning will matter just as much as the decision itself.
If you would like tailored advice on how the 2025 rental reforms may affect your property or portfolio, your local Ellis & Co team can provide professional guidance and support.
