For many landlords, pets have long been a sticking point. Traditional tenancy agreements often included blanket “no pets” clauses, allowing landlords to refuse animals outright. From 2026, however, that approach will no longer reflect the law.
The Renters’ Rights Act 2025 introduces a new legal framework that reshapes how landlords must deal with pet requests during a tenancy. While it does not force landlords to accept pets in all cases, it does require a fairer, more transparent decision-making process.
Understanding these changes now will help landlords remain compliant, reduce the risk of disputes, and protect the long-term value of their property.
Related: Why Let with Nicholas Humphreys | Student & HMO Landlord Experts
What Is Changing Under the Renters’ Rights Act 2025?
From 1 May 2026, most tenants in the private rented sector will gain a statutory right to request permission to keep a pet once their tenancy has begun.
Previously, landlords could refuse pets without explanation by relying on standard clauses in the tenancy agreement. Under the new legislation, this will no longer be sufficient. Each request must be considered on its individual merits, and landlords will be required to respond within defined timeframes.
Importantly, the Act does not create an automatic right to keep a pet. Instead, it introduces an expectation that refusals are reasonable, justified, and clearly explained.
Can Landlords Still Refuse Pets?
Yes. Landlords are not required to accept every pet request. However, refusals must now meet a higher legal standard.
A landlord can no longer rely on a blanket policy or generic wording alone. Each request must be assessed based on the specific animal, the type of property, and any genuine constraints that apply.
If a refusal is challenged, landlords may need to demonstrate that their decision was reasonable and supported by evidence.
Related: Renters’ Rights Act possession grounds from May 2026
What Counts as a Reasonable Refusal?
The Renters’ Rights Act allows landlords to refuse pet requests where there are clear and legitimate grounds, such as the property being unsuitable for the specific animal, restrictions imposed by a superior lease or freeholder, insurance limitations that cannot reasonably be amended, or a genuine risk of property damage, nuisance to neighbours, or harm to the animal’s welfare. Careful documentation is essential, as landlords should retain written records explaining any refusal, which may be required if a decision is challenged.
Assistance Animals: A Different Legal Position
Assistance animals are not classed as pets and are protected under the Equality Act 2010.
Where a disabled tenant requires an assistance animal, landlords are legally required to make reasonable adjustments. This obligation overrides any “no pets” clause and applies unless there is an exceptional and unavoidable reason for refusal, such as a serious health and safety risk.
Landlords cannot charge additional rent, deposits, or fees because of an assistance animal. However, tenants remain responsible for any damage caused beyond fair wear and tear, which may be recovered from the standard tenancy deposit.
It is also important to distinguish assistance animals from emotional support animals. In the UK, emotional support animals do not automatically benefit from the same legal protections and may still be considered under standard pet request rules.
Related: Landlord Services at a Glance
Handling Pet Requests and Managing Risk
Landlords must consider pet requests fairly and respond in writing within 28 days, clearly explaining any refusal and the reasonable grounds relied upon. If further information is required, a decision must be given within seven days of receiving it, or within the remaining 28-day period. Failure to follow this process may result in disputes or complaints.
Allowing a pet does not reduce a tenant’s responsibility for the property. While pet fees or deposits are not allowed, landlords can still claim for damage beyond fair wear and tear through the standard deposit. Detailed inventories, clear evidence, and reasonable written conditions, such as pet insurance or end-of-tenancy cleaning, remain key to managing risk.
Preparing for the New Rules
The Renters’ Rights Act 2025 is designed to balance tenant choice with landlord protection. For landlords, preparation will be key.
Now is the time to review tenancy agreements, establish a consistent approach to handling pet requests, and ensure that internal processes align with the new legal requirements.
With demand for pet-friendly homes continuing to rise, landlords who adapt effectively may also benefit from longer tenancies and improved tenant satisfaction.
Frequently Asked Questions
Do landlords have to accept pets at the start of a tenancy?
No. The statutory right applies once the tenancy has begun. Landlords can still choose whether to accept an applicant who already has a pet before granting a tenancy.
Can landlords charge extra for pets?
No separate pet fees or deposits are allowed. Damage beyond fair wear and tear can still be claimed from the standard tenancy deposit.
Are ‘no pets’ clauses still valid?
They may still appear in tenancy agreements, but they cannot override a tenant’s statutory right to request permission.
Do emotional support animals have the same rights as assistance animals?
No. Emotional support animals do not have automatic legal protection in the UK.
Can assistance animals ever be refused?
Only in rare and exceptional circumstances, such as a proven health and safety risk or disproportionate hardship.
Expert Support for Changing Legislation
Navigating new legislation can be complex, particularly when it affects long-standing tenancy practices. Nicholas Humphreys works closely with landlords to ensure properties remain compliant, protected, and competitive.
From reviewing tenancy agreements to advising on pet requests, our lettings experts are here to help you stay ahead of regulatory change.
Contact your local Nicholas Humphreys office for tailored landlord guidance and professional support.
