Pets in Lets: New Rules Under the Renters' Rights Act

Quick answer

The Renters' Rights Act introduces a statutory right for tenants to request consent to keep a pet at the let property. Landlords must respond in writing within 28 days of the request and may only refuse on reasonable grounds. To manage risk, landlords are permitted to require the tenant to hold pet damage insurance — or to require the tenant to reimburse the cost of equivalent cover taken out by the landlord.

What has changed?

Three things change for pets in lets.

Blanket no-pet clauses become unenforceable

A clause saying "no pets of any kind" no longer overrides the statutory right. The right to request applies regardless of what the tenancy agreement says.

A formal process and timeline

The tenant requests in writing. The landlord must respond in writing within 28 days. The clock can be extended once, in writing, where the landlord needs superior landlord consent (typically a freeholder for a flat).

Pet insurance becomes a lawful permitted payment

The Tenant Fees Act 2019 is amended to allow either a tenant-held pet damage insurance policy or a landlord-held policy recharged at cost. This is the main risk-management tool.

What landlords need to do now

1. Update your tenancy template

Replace blanket no-pet wording with the new statutory process clause: how to request, the 28-day window, the insurance requirement, and what counts as a refusal.

2. Build a pet request form

A simple form covering: tenant name, pet type, breed, age, neutered, vaccination status, indoor/outdoor, prior tenancy references. This is a defensible record for any future tribunal challenge and helps you decide.

3. Decide your default position per property

Some lets are pet-suitable (ground floor, garden, hard floors). Some are not (top-floor flats, leasehold with restrictive freeholder, allergic shared occupants). Document the reasons up-front per property so you can respond consistently.

4. Approach the superior landlord early

For leasehold lets, write to the freeholder before any tenant request lands so you know whether they will consent. Refusing on the basis of an "unverified" superior landlord position is weak ground.

5. Set up a pet insurance pathway

Either nominate two or three policies the tenant can buy (cheapest, mid, most cover) or arrange a landlord-held policy with a transparent monthly recharge.

6. Track every decision

A simple log of date requested, pet detail, decision, reasons, insurance arrangement. If the tenant goes to the ombudsman or tribunal, this is your evidence.

Common mistakes to avoid

Ignoring the request

Silence past 28 days is treated as deemed consent. Always respond — even just to acknowledge and extend for superior landlord consent.

Refusing "because the agreement says no pets"

The agreement no longer overrides the right. A refusal must give a reason specific to the request.

Refusing all dogs as a blanket category

A blanket dog refusal is unlikely to count as reasonable. A refusal of a specific large breed where the property is unsuitable is far more defensible.

Charging a non-refundable pet fee

This breaches the Tenant Fees Act. The only permitted financial requirement is the pet insurance.

Increasing the deposit to cover pet damage

Deposits remain capped at five weeks' rent (six weeks where annual rent exceeds £50,000). You cannot top up the deposit specifically for a pet.

Forgetting allergies

A clause requiring the tenant to disclose pets at the start of the tenancy can still be valid where another occupier or shared building user has a documented allergy. The reason must be evidenced.

FAQ

Can I still refuse a pet?

Yes, on reasonable grounds. The reasons must be specific and written.

What counts as reasonable?

Superior landlord refusal, building covenants, evidenced allergy of another occupier, property unsuitability for the specific pet (e.g. large dog in a studio flat), and breach of HMO regulations are all reasonable.

What is unreasonable?

Personal preference, vague "noise concerns" with no evidence, blanket bans by breed, or "the deposit is too small".

Can I require pet insurance?

Yes. Either tenant-held or landlord-held with recharge at cost.

Can I require an additional deposit?

No. The five-week cap still applies.

What about emotional support animals?

Treated the same as pets under the Act, but landlords should be alert to disability discrimination duties under the Equality Act 2010.

Can I refuse on the basis of a leasehold ban?

Yes, if the head lease prohibits pets and the freeholder will not consent. Get it in writing.

What if the tenant takes in a pet without asking?

Serve a written reminder. If not resolved, the issue becomes a breach matter under Section 8 grounds, but courts are unlikely to grant possession for a single unauthorised pet.

Does the tenant's right apply mid-tenancy?

Yes. It can be exercised at any point.

Is my reply formal?

It must be in writing. Email is sufficient if the tenancy agreement contemplates email service.

References

• Renters' Rights Act 2025, legislation.gov.uk
• Tenant Fees Act 2019 and amendments, legislation.gov.uk
• Equality Act 2010 — landlord duties, GOV.UK
• MHCLG guidance: pets in lets under the Renters' Rights Act, GOV.UK

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*Reviewed by the Smart Sleep Property Editorial Team. General information for landlords in England, with Norfolk context. Not legal advice.*