From 1 May 2026, pet ownership in rented homes will move into a new legal landscape.
The Renters’ Rights Act 2025 gives tenants a statutory right to request permission to keep a pet. That means the familiar “no pets” clause will no longer be enough to shut down the conversation before it begins.
For landlords, this isn’t about losing control, it’s about adapting to a more structured, transparent decision-making process.
Related: Making Tax Digital from April 2026: A practical guide for landlords
A shift from prohibition to process
For years, blanket bans have been common in tenancy agreements. From 1 May 2026, tenants can formally request permission to keep a pet, even where a tenancy agreement previously discouraged it.
The change doesn’t remove a landlord’s right to refuse. What it does remove is automatic refusal without assessment.
Each request must now be considered individually, fairly and with documented reasoning. That means having a clear internal process and following it consistently will be essential.
The timing matters just as much as the decision
One of the most significant changes under the Act is the introduction of strict response deadlines.
Landlords must:
- Respond in writing within 28 days of receiving a formal written request.
- If further information is required, reply within seven days of receiving that information, or within the remainder of the original 28-day period, whichever is later.
If permission is refused, the reasoning must be clearly set out and based on reasonable grounds.
Even where a refusal is entirely justified, failing to meet the correct procedure or deadlines could create unnecessary risk.
When refusal is justified
Tenants have the right to request a pet, not an automatic right to have one.
Landlords can still decline where there is a legitimate and defensible reason. This may include:
- A property that is clearly unsuitable, such as a large dog in a small flat without outdoor space.
- Restrictions within a superior lease or freeholder agreement that prohibit pets.
- Genuine concerns about property damage, disruption to neighbouring residents or the welfare of the animal itself.
The key difference from previous practice is the emphasis on evidence. Decisions must be reasoned and recorded in writing in case they are ever challenged.
For Bristol landlords with leasehold properties or managed blocks, checking lease terms will be particularly important.
Related: Tenant challenges and tribunals: What happens if your rent increase is disputed, and how to prepare
Financial protection without additional pet fees
The new legislation also clarifies what landlords cannot charge.
A separate pet deposit or additional pet-related fees will not be permitted. However, the existing tenancy deposit can still be used to cover damage beyond fair wear and tear at the end of the tenancy.
This makes documentation critical.
Detailed inventories, comprehensive check-in and check-out reports, and clear photographic evidence will provide protection if a dispute arises. Agreeing on written pet-related conditions at the outset can also help set expectations for both parties.
Assistance animals: a separate legal obligation
It is important not to confuse pets with assistance animals.
Under the Equality Act 2010, assistance animals are not legally classed as pets. They must be permitted as a reasonable adjustment for a disabled tenant, unless there is a genuinely exceptional reason not to. In these cases, landlords cannot increase the rent or request a higher deposit.
Emotional support animals do not have the same automatic legal status in the UK and should be assessed individually.
What about tenants who already have pets?
The statutory right to request a pet applies once the tenancy has started.
Landlords can still decide whether to grant a tenancy to an applicant who already has a pet. Assessing suitability at the application stage remains an important part of risk management.
Related: How to End a Tenancy From May 2026: CJ Hole’s Guide to the New Possession Rules
Looking ahead: preparing for May 2026
Demand for pet-friendly homes continues to grow, and with the right structure in place, landlords can remain compliant while still protecting their investment.
Now is the time to:
- Review existing tenancy agreements.
- Check superior lease or freeholder restrictions.
- Establish a clear written policy for handling pet requests.
Preparing early will help landlords navigate the new rules confidently, safeguard their property and maintain professional, transparent relationships with tenants.
For tailored advice on getting ready for the Renters’ Rights Act 2025, speak to your local CJ Hole team.
