Pets have long been a sticking point in the private rented sector. For years only a small share of rental homes, roughly 6 to 7 per cent, were advertised as pet friendly, despite well over half of UK households owning a pet. The Renters' Rights Act 2025 has shifted that balance. Since it came into force on 1 May 2026, tenants have a clearer right to ask for a pet, and landlords have to consider each request properly rather than refusing by default.
Here is what the new rules actually mean, for tenants and for landlords.
What has changed
The headline change is that blanket "no pets" clauses are no longer enforceable on their own. Tenants in the private rented sector now have a statutory right to request permission to keep a pet, and a landlord cannot unreasonably refuse.
It is worth being precise here, because the change is often overstated. This is not an automatic right to keep any pet in any property, and it does not remove the need for consent. What has gone is the ability to ban pets outright without a reason.
How the request process works
The process sits within set timeframes:
- The tenant makes a request in writing, describing the pet.
- The landlord must respond in writing within 28 days, giving or refusing consent.
- If the landlord reasonably needs more information, they can ask for it. The response is then due within 7 days of receiving that information, or the remainder of the original 28 days, whichever is later.
- Where the landlord needs a freeholder or superior landlord's consent, which is common with flats, the timeframe can be extended while that consent is sought.
So written permission has not disappeared. If anything the paperwork matters more than before, because both sides now have a clear process to follow and a record to rely on.
What it means for tenants
For tenants this is a genuine step forward. You can ask for a pet without a blanket clause blocking you, and you can challenge a refusal you believe is unreasonable.
A few practical points:
- Put the request in writing and describe the pet honestly, including type, breed, size and number. Vague or misleading requests are easy to refuse and start the relationship off on the wrong foot.
- A right to request is not a right to ignore the tenancy. You remain responsible for any damage beyond fair wear and tear.
- Assistance animals are treated differently. Under the Equality Act 2010 they are not classed as pets, and they should be allowed as a reasonable adjustment regardless of a pet policy.
What it means for landlords
Landlords keep meaningful protections, but the approach has to shift from an automatic "no" to assessing each request on its merits.
You can still refuse where there is a reasonable, documented reason. Typical examples include:
- The property is unsuitable for the type or size of pet.
- A superior lease or freeholder prohibits pets, and consent has been sought but not given.
- The number of pets is excessive for the property.
- There are genuine welfare concerns for the animal.
Refusals need to be reasonable and recorded, so keep a clear written trail for every decision.
On money and risk:
- You cannot charge a separate pet deposit or pet fee.
- You can still recover the cost of pet damage beyond fair wear and tear through the standard deposit, provided you do not recover the same loss twice.
- Some landlords are looking at pet damage insurance to manage risk. Detailed inventories and check-in reports remain your best protection.
It is also worth weighing the upside. Pet friendly homes attract a wider pool of tenants, pet owners tend to stay longer, and fewer voids and re-lets can offset the perceived risk.
The bottom line
The new rules rebalance pets in renting rather than hand tenants a blank cheque. Tenants get a fair route to keeping a pet, landlords keep the right to refuse for good reason, and both sides benefit from a clear, documented process. The landlords and agents who handle requests promptly and consistently will be the ones who stay compliant and keep good tenants for longer.
If you are letting a property or renting with a pet and want to get this right, the Airsat Real Estate lettings team can help.
This article is general information and not legal advice. For guidance on a specific tenancy, speak to a qualified adviser.