The Renters' Rights Act 2025 gives tenants a statutory right to request a pet, and it puts a legal duty on landlords not to refuse without good reason. A blanket "no pets" clause in your tenancy agreement is no longer enforceable against a sitting tenant. The Act sets a strict 28-day clock to respond to a request, defines what a reasonable refusal looks like, and closes off the pet insurance mechanism that many landlords assumed they could rely on. This is one of the highest-anxiety changes in the Act for landlords, and a lot of the guidance circulating online is wrong on the detail.
This guide explains exactly what the Renters' Rights Act 2025 changes on pets, what you can still refuse, and how your tenancy agreement clauses need to change.
What does the Renters' Rights Act 2025 change on pets?
The relevant provision is Section 11 of the Renters' Rights Act 2025, which inserts a new implied term into every assured tenancy in England (via a new section in the Housing Act 1988). From 1 May 2026, when Phase 1 of the Act took effect, the position is:
- A tenant may keep a pet at the property if they ask for permission in writing.
- The landlord's consent must not be unreasonably refused.
- The landlord must give or refuse consent in writing by the 28th day after the request.
This is a shift from the old position, where a landlord could simply write "no pets" into the tenancy agreement and that was the end of the matter. The implied term overrides any blanket prohibition. You can still refuse an individual request, but only with a reason a tribunal or ombudsman would accept as reasonable.
The change sits alongside the wider reforms that landed on 1 May 2026: Section 21 abolished, all tenancies periodic, and expanded Section 8 grounds. For the full picture of what came into force, see our Renters' Rights Act EPC requirements guide.
What counts as a "pet" under the Act?
The Act does not publish a fixed list of animals. The tenant's written request must include a description of the pet, and the landlord assesses that specific animal against the specific property. A goldfish, a house cat, and a large dog are not treated the same way. The reasonableness of any refusal depends on the animal described and the home in question.
How long does a landlord have to respond to a pet request?
You have 28 days from the date of the tenant's written request to give or refuse consent in writing. This is the figure that a lot of template sites got wrong, quoting 42 days. The correct baseline in the legislation is 28 days.
There are two ways the deadline can extend, both narrow:
| Situation | Effect on the deadline |
|---|---|
| You reasonably request more information about the pet (by day 28) | You may delay until the 7th day after the tenant provides that information |
| The tenancy sits under a superior lease that requires the freeholder's consent | You may delay until the 7th day after the superior landlord responds, provided you sought their consent by day 28 |
If you miss the deadline without a valid reason, you are at risk. A tenant can escalate an unreasonable refusal (or a non-response) to the Private Rented Sector Ombudsman or pursue the matter through the courts. Silence is not a safe answer. If you are unsure, respond in writing before day 28 even if the answer is a conditional yes.
When can a landlord reasonably refuse a pet?
The Act does not define "reasonable" exhaustively, so this will be tested case by case. Based on the statutory wording and government guidance, refusals that are likely to be considered reasonable include:
- The animal is unsuitable for the property. A large, high-energy dog in a small studio flat with no outside space is a common example.
- Too many pets for the space. A request to keep several animals in a one-bedroom flat.
- Animal welfare concerns. For example, a dog that would be left alone for very long periods with no arrangement for exercise or care.
- A superior lease prohibits pets. If the freeholder's consent is required and genuinely refused, you can pass that refusal on, provided you took reasonable steps to obtain it.
- A documented reason personal to the property or landlord, such as a serious allergy where the landlord shares part of the building.
Refusals that are likely to be considered unreasonable include a blanket "no pets" position with no property-specific reasoning, refusing purely because you would prefer not to have the hassle, or refusing a small, contained animal such as a caged pet or fish where there is no plausible risk to the property.
The safe approach is to write down the specific reason tied to the specific request. A refusal that reads like a considered assessment of that animal in that home is far more defensible than a one-line no.
Can a landlord require pet insurance or an extra deposit?
This is where a lot of landlords have been misled, so read carefully.
The original Renters' Rights Bill contained a clause that would have let landlords require a tenant to take out insurance against pet damage, or to reimburse the landlord for the cost of such insurance, as a condition of granting consent. That clause was removed from the Bill during its passage through Parliament and is not in the final Act.
The current position in 2026 is:
- You cannot require a tenant to take out pet damage insurance.
- You cannot require a tenant to reimburse you for the cost of pet insurance.
- You cannot demand an additional "pet deposit" on top of the standard capped deposit.
Requiring any of these as a condition of consent would breach the Tenant Fees Act 2019. The deposit cap under that Act (five weeks' rent for annual rent under £50,000, six weeks' above) still applies, and there is no separate pet allowance on top of it. For the wider deposit rules, see our Renters' Rights Act deposit changes guide.
Note that some landlord-facing guidance online still says you "may request pet damage insurance" as a condition. That guidance is out of date and conflicts with the amended legislation. Do not rely on it.
So how do landlords protect against pet damage?
You are not without options. The standard deposit still exists, and pet damage is a legitimate deduction from it at the end of the tenancy, subject to fair wear and tear rules. You can take your own landlord insurance that covers pet damage (your cost, your choice, not something you can pass to the tenant). And you can set reasonable, non-financial conditions on consent, such as professional cleaning at the end of the tenancy or a requirement to treat the property for fleas if a dog or cat is kept. Conditions must be reasonable and must not be a fee or charge in disguise.
How should pet clauses in the tenancy agreement change?
If your standard tenancy agreement still contains a blanket "no pets" clause, it needs rewriting. That clause is now unenforceable against a sitting tenant who makes a proper request, and keeping it in creates confusion and legal risk.
A compliant approach:
- Remove any absolute prohibition. Replace it with a clause that reflects the statutory position: the tenant may request a pet, and consent will not be unreasonably refused.
- Set out the request process. Ask for requests in writing with a description of the pet, so the 28-day clock and any information request are clear on both sides.
- List reasonable conditions in advance, such as end-of-tenancy cleaning or flea treatment where relevant, so expectations are set.
- Do not include pet insurance requirements or pet deposits. These are unenforceable and breach the Tenant Fees Act.
- Flag superior lease constraints where they exist, so the tenant understands that the freeholder's consent may be needed.
The old "no pets, no exceptions" agreement is a compliance liability. A clause that mirrors the Act protects both sides and makes any future dispute far easier to defend.
What about superior leases and leasehold flats?
If you let a leasehold flat and your own lease from the freeholder prohibits pets or requires the freeholder's consent, you are not automatically forced to allow a pet. The Act recognises this. If keeping the pet would require the superior landlord's consent, and you seek that consent by the 28th day after the tenant's request, you can delay your decision until the 7th day after the freeholder responds.
The key word is "seek." You must actually approach the freeholder and take reasonable steps to obtain consent. You cannot simply assume the freeholder would refuse and use the lease as a shield without asking. Document your request to the freeholder and their response.
Does this apply to existing tenants or only new ones?
The statutory right to request a pet applies to assured tenancies, which since 1 May 2026 covers the vast majority of private tenancies in England (all previous assured shorthold tenancies converted to periodic assured tenancies on that date). A sitting tenant can make a request, and the 28-day duty applies.
One practical wrinkle: at the marketing and application stage, before a tenancy exists, the right does not yet bite in the same way, and some landlords still advertise "no pets." Once a tenancy is in place, the statutory right applies and a blanket refusal is no longer safe. For landlords, the sensible position is to assume any tenant may make a request and to have a compliant process ready rather than being caught out.
What are the practical steps for landlords right now?
- Rewrite your tenancy agreement to remove blanket "no pets" clauses.
- Remove any pet insurance requirement or pet deposit from your paperwork and lettings process.
- Set up a simple written process for handling pet requests, with a diary reminder for the 28-day deadline.
- Decide in advance what reasonable conditions you would attach to consent.
- For leasehold flats, check your superior lease and know the process for seeking freeholder consent.
While you are updating your compliance paperwork, it is worth checking your EPC position too, since the same tenants are now better informed about landlord obligations across the board. Use the EPC predictor tool to check where your property stands against the 2030 band C requirement, and see our Renters' Rights Act EPC action plan for the full compliance checklist.
Frequently asked questions
Can a landlord still say no pets under the Renters' Rights Act?
Not as a blanket rule. A tenant has a statutory right to request a pet, and you must not unreasonably refuse. You can refuse an individual request with a good, property-specific reason, but you cannot maintain an absolute "no pets" position against a sitting tenant.
How long does a landlord have to respond to a pet request?
You must give or refuse consent in writing within 28 days of the tenant's written request. This can extend by 7 days if you reasonably ask for more information, or where you need to seek a superior landlord's consent, but the baseline is 28 days, not 42.
Can a landlord require pet insurance under the Renters' Rights Act?
No. The clause that would have allowed this was removed from the Bill before it became law. Requiring a tenant to take out pet damage insurance, or to reimburse you for such insurance, breaches the Tenant Fees Act 2019.
Can a landlord charge an extra pet deposit?
No. You cannot demand an additional deposit for a pet on top of the standard capped deposit. The deposit cap under the Tenant Fees Act applies, with no separate pet allowance. Pet damage remains a legitimate deduction from the standard deposit at the end of the tenancy.
What is a reasonable reason to refuse a pet?
Reasonable reasons include the animal being unsuitable for the property size or type, too many pets for the space, genuine animal welfare concerns, a superior lease prohibition where the freeholder refuses consent, or a documented serious allergy where the landlord shares the building.
What happens if I miss the 28-day deadline?
Failing to respond, or refusing unreasonably, exposes you to a complaint to the Private Rented Sector Ombudsman or court action. Silence is not a safe answer. Always respond in writing within the deadline, even if the answer is a conditional yes.
Do the pet rules apply to leasehold flats?
Yes, but if your own lease requires the freeholder's consent, you can seek that consent and delay your decision until 7 days after the freeholder responds, provided you asked by day 28. You must take reasonable steps to obtain consent rather than simply assuming refusal.
Can I set conditions when I allow a pet?
Yes, provided they are reasonable and not a fee or charge in disguise. Examples include end-of-tenancy professional cleaning or flea treatment where a cat or dog is kept. You cannot attach financial conditions such as insurance or an extra deposit.
This article was last updated on 19 July 2026 and reflects the Renters' Rights Act 2025 as in force following Phase 1 on 1 May 2026. It is general information, not legal advice. For property-specific questions, consult a solicitor or your landlord association. For more on the wider reforms, visit the EPCGuide Research Hub.
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