If a tenant wants a pet — New rules from 1 May 2026

From 1 May 2026, tenants in England have a legal right to request a pet, and landlords who ignore or reflexively refuse that request face legal risk. This guide explains the new framework and what you need to do when a request lands in your inbox. Reviewed March 2026.

What the rule is — before 1 May 2026

Before the Renters’ Rights Act 2026 comes into force, there is no statutory framework governing pet requests. Most tenancy agreements contained a blanket no-pets clause, which courts upheld as a valid contractual term. Tenants who kept an undisclosed pet were in breach of their tenancy and could face eviction.

Some landlords permitted pets at their absolute discretion — often with an additional deposit (though deposit caps under the Tenant Fees Act 2019 limit total deposits to five weeks’ rent, which covers the no-pet scenario as well).

What changed on 1 May 2026

The Renters’ Rights Act 2026 introduces a statutory right for tenants to request consent to keep a pet. The framework works as follows:

The right to request. A tenant in England (on an assured tenancy, which is now the default tenure) may make a written request to keep a named or described pet at the property. The request must be in writing.

The 42-day response window. On receipt of a valid written request, you have 42 days to respond in writing. You must either:

• Grant consent (unconditionally, or conditional on the tenant obtaining pet damage insurance), or
• Refuse consent, setting out your reasonable grounds for doing so.

Reasonable grounds for refusal. The Act does not provide an exhaustive list, but clearly justifiable grounds include:

• The property is too small for the size of animal requested
• The lease from a superior landlord or freeholder prohibits pets
• The animal is a dangerous species or poses a genuine safety risk
• The pet would cause significant damage to specialist or listed features of the property
• The property has outdoor space restrictions that make keeping the pet impractical or unsafe

Blanket no-pets clauses are unenforceable. A clause in the tenancy agreement that prohibits all pets regardless of circumstances cannot be used as the sole reason for refusal. You must consider each request on its own merits.

Failure to respond. If you do not respond within 42 days, that is treated as an unreasonable refusal. The tenant can challenge this through the courts.

Pet damage insurance. You may, as a condition of consent, require the tenant to obtain and maintain a pet damage insurance policy. This is expressly permitted by the Act and provides a route to compensation for any pet-related damage without relying on the deposit.

Existing tenancies. The new rules apply to all assured tenancies once the Act comes into force, including existing tenancies that transition to the new periodic regime on 1 May 2026.

When it applies

The new pet request rules apply to all assured tenancies in England from 1 May 2026. This includes tenancies that were originally fixed-term assured shorthold tenancies and have transitioned to statutory periodic tenancies, as well as all new tenancies granted on or after that date.

What landlords must do

• Accept written pet requests. Do not ignore them. Diarise the 42-day deadline from the date of receipt.
• Consider each request on its merits. Look at the specific animal, the property size, the lease terms, and any genuine risk to the property or neighbours.
• Respond in writing within 42 days. Either grant consent (with or without the insurance condition) or refuse with clear written reasons.
• If granting consent with conditions, specify the insurance requirement clearly and ask for evidence of the policy.
• Update the tenancy agreement to reflect the pet permission where consent is granted, noting the animal type or description.

What evidence to keep

• A copy of the tenant’s written pet request, including the date received
• A copy of your written response within the 42-day window
• If consent was granted with insurance conditions: a copy of the policy or certificate
• Updated tenancy agreement or addendum confirming the pet permission
• Pre-pet photographs of the property (especially flooring, skirting boards, garden) to establish baseline condition for any future deposit claim or pet insurance claim

Common mistakes

Not responding at all. Silence within 42 days is deemed an unreasonable refusal. A tenant who kept the pet after that point would not be in breach of their tenancy.

Relying solely on a no-pets clause. The clause has no effect against a statutory right. You must engage with the request on its substance.

Refusing without documented grounds. If you refuse a request and the tenant challenges the refusal, you need evidence of your reasoning. Generic concerns are not sufficient — be specific and factual.

Not asking for pet insurance. This is the most practical protection available to you. If you grant consent without requiring insurance, you are limited to the deposit for any pet-related damage.

Treating pet insurance as optional. Make it a written condition of consent and follow up to confirm the policy is in force before the pet arrives.

FAQ

Q: Can I refuse a pet because my freeholder does not allow them? A: Yes, this is a clearly reasonable ground for refusal. If your lease with the freeholder prohibits pets, you cannot give a consent that would put you in breach of your own lease. Provide the tenant with a copy of the relevant clause if possible.

Q: Does the pet request right apply to all types of animals? A: The Act covers keeping a pet generally. Clearly exotic, dangerous, or livestock animals are unlikely to fall within what a tenant can reasonably request for a residential property. The size, nature, and risk profile of the animal are all relevant to whether refusal is reasonable.

Q: What if the tenant already has a pet when the Act comes into force? A: If the tenancy transitions to the new regime on 1 May 2026 and the tenant already keeps a pet in breach of a no-pets clause, the position will depend on whether the landlord took steps to enforce the clause before that date. Seek legal advice on existing breaches.

Q: How much does pet damage insurance typically cost? A: Costs vary significantly depending on the animal type and insurer. For a dog or cat, policies can range from around £50 to £150 per year. This is a reasonable cost to pass to the tenant as a condition of consent.

Q: Can I increase the rent to reflect the risk of pet damage? A: Not as a direct surcharge for the pet — the Tenant Fees Act 2019 prohibits charges not permitted by that Act. You can increase rent at the permitted intervals using the Section 13 process, but you cannot charge a specific “pet premium” on top of the agreed rent.