Paws and laws

New rules give private tenants stronger rights to keep pets while still allowing reasonable refusals, says Keyarna Murray of local solicitors Edwards Duthie Shamash

For many renters, a pet is part of the family, but blanket ‘no pets’ clauses have traditionally made finding a suitable home within the private sector difficult. However, from 1 May 2026, the Renters’ Rights Act 2025 changed the rights of private tenants with pets.

The Act introduces a fairer process for tenants who wish to keep a pet. It implies a term in tenancy agreements requiring landlords to consider a tenant’s request and not to refuse it unreasonably.

For these purposes, a pet is defined as an animal kept by a person mainly for personal interest, companionship, ornamental purposes or any combination of these.

The process is as follows. First, the tenant must make a written request to the landlord for permission to keep a pet, including the pet’s breed, age and size. The landlord has 28 days to respond in writing. If the landlord requests further information, there is a further seven days to respond from the date on which the tenant provides the information. This process applies only after the tenancy has begun; it does not apply to prospective tenants.

The position is different where the animal is an assistance animal, such as a guide dog. A landlord must make reasonable adjustments for a tenant who requires an assistance animal and a failure to do so may be a breach of the Equality Act 2010. Emotional support pets, however, are not recognised within the UK and therefore a request in relation to such a pet will be dealt with in the ordinary way.

A landlord’s refusal must be reasonable and clearly explained. Permission may be refused where there is a genuine and reasonable concern; for example, the landlord or another tenant has an allergy or where keeping the animal is illegal or dangerous. It may also be reasonable for the landlord to refuse consent where, for example, the landlord is a leaseholder and the agreement with the freeholder prohibits the keeping of pets. A refusal may be unreasonable where, for example, the landlord does not like pets or is fearful of the damage the pet might cause. A landlord is not permitted to charge a higher rent or seek a larger tenancy deposit if the tenant wishes to keep a pet.

A tenant can challenge a landlord’s refusal by applying to court. The Private Rented Sector Ombudsman, to be launched in 2028, may be an alternative way of challenging any refusal.

Overall, the new rules are intended to replace blanket refusals with a more transparent and balanced process. Tenants should make detailed written requests, while landlords should consider each application promptly, reasonably and on its individual facts.