With the Renters’ Rights Act 2025 now on the statute book and government guidance published, we have a much clearer idea of how the new pet rules will operate from 1 May 2026.
When the first stage of the legislation will come into force.
So what will this mean for landlords? Who traditionally are reluctant to permit pets in their properties.
Here are two main points:
1. Tenants will still have to ask for permission
Many tenants will no doubt assume that their rights under the new act mean that they can just move in a new dog or cat without asking their landlord first.
That is definitely not the case, and any tenant doing this may well be putting their tenancy at risk.
The legislation makes it crystal clear that tenants must
- Request permission in writing, and
- Include a description of the pet
The wording is actually “a description of the pet for which consent is sought”, which means that they are not just asking for permission to keep any pet, but a particular pet.
So if a tenant obtains permission to keep a 7 year old pomeranian called Sally, this does not mean, if Sally dies, that they can immediately get a new pomeranian puppy. They must ask for permission first.
2. Landlords can only refuse permission if it is ‘reasonable’
We don’t have a huge amount of guidance on what ‘reasonable’ means.
The only situation flagged up in the legislation is where the landlord has his own lease (for example, if he is renting out a leasehold flat) and his lease forbids pets.
The published guidance is pretty short and only really lists the following situations
- Another tenant having an allergy
- The property being too small for the pet
- The pet being illegal to own (e.g., under the Dangerous Dogs Act 1991 or the Dangerous Wild Animals Act 1976), and again
- The landlord’s lease prohibits pets.
However, the guidance makes the point that it is all about the property and the pet. The landlord’s feelings and the history of pets in the property don’t count.
So (says the guidance) it will not be reasonable to refuse if you
- do not like pets
- have had issues with tenants who had pets in the past
- have had previous tenants with pets who damaged the property
- have general concerns about potential damage in the future
- think a pet might affect future rentals , or
- If the pet is an assistance dog (which is already the case, under the Equality Act 2010).
So if your last tenant had two dogs who trashed the property and caused £10,000 worth of damage – that is not a reason to refuse permission to your current tenant to have a dog.
Many landlords may find this hard to come to terms with, particularly if their tenants’ pets have caused serious damage in the past. However, after 1 May, the focus is on the suitability of the pet for the property — not your past experiences.
So what can landlords do to protect their position?
Tips for landlords on protecting their position
1. Monitor tenant contact
You have a 28 day window to consider a tenant’s application for a pet, after which consent will be deemed to have been given unless you have refused in writing. So make sure you check and read all tenant contact with you.
Having a special ‘pet application procedure’ will help, particularly if your tenants are required by the terms of their tenancy agreement to use it!
You can also provide a form for them to complete, giving relevant information about the pet.
2. Pet-proof your property before letting it out
It is likely that tenants who move in without a pet will want to keep a pet later, so act now and adapt your property so if they do this, damage will be minimised. For example
- Have appropriate flooring which will repel pet urine and avoid carpets and rugs (let tenants provide their own)
- Have washable matt or eggshell paint on the walls and avoid light colours in hallways
- Consider hardwearing skirting boards
- Have tough varnish on any wood, for example, doors
- Be aware that pet urine sinking into the subfloor is hard to deal with, so seal floor gaps and ensure pipework is secure and bath panels are properly sealed.
- If you are providing furniture, avoid fabric sofas.
- If there is a garden, ensure that fencing is secure and repair any gaps that dogs could escape through (including gaps below fencing panels that they could dig their way under).
- Check that garden gates latch securely.
And finally, as is the case with all tenancies, you should have a proper inventory agreed with tenants before they move in, so damage (including pet damage) can be identified when tenants move out
3. Check tenants and their pets very carefully
- Get references on the pet – for example, speak to former landlords
- Meet the tenant and the pet
- Make sure that there is someone available to look after the pet in case of emergency (for example, if the tenant is hospitalised)
- Check if the pet will be left alone for long periods, particularly dogs (as this is when they bark and cause damage)
4. And also:
- Keep written records of your investigations and reasons for refusal (if you refuse) in case your decision is challenged later, and
- Check your insurance – what cover do you have for pet damage if it happens?
More on reasonable refusal
As I say above, there is only minimal guidance at the moment.
If tenants consider that their landlord’s refusal is unreasonable, they will be able to
- Complain to the Landlord’s Ombudsman (when this is set up – expected to be sometime in 2028), or
- Apply to the court for an order for ‘specific performance’ (as per s16B(5)).
No doubt over time, there will build up a body of case law which landlords can refer to.
In the meantime landlords have to use their judgement and try to base their decision on what is best for the pet, bearing in mind the limitations (if any) of their property.
In this context, note that the government have published codes of practice for the welfare of dogs and cats which landlords may want to refer to when making their decision.
And finally
Landlords will have to come to terms with the fact that in many cases they will be unable to refuse permission for pets.
However, if care is taken in the choice of tenant in the first place, and the property is suitably ‘pet-proofed’ any problems may be minimal.
For more information, see this Landlord Law article on pets (which is available to non members).
Landlord Law members can also have access to our
Pet procedure, and
Pet forms.
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