From 01 May 2026, landlords will not be able to refuse a pet request unless they have a fair reason. Below are the key details.
Timeframes
Tenants must ask the landlord in writing if they want to keep a pet, and the request should include a description of the pet (animal, breed, age).
You have 28 days to reply with your decision. You may ask for further information; once the tenant responds, you then have 7 days to give your decision (or up to the original 28 days, whichever is later). If you do not reply, the tenant can apply to the court. If the tenant does not provide the additional information you requested, you do not need to make a decision until they do.
If you are a leaseholder and need permission from the freeholder, you should explain the delay to the tenant. Once the freeholder responds, you must give your decision to the tenant within 7 days. Throughout the process, if you need more time and the tenant agrees, this is acceptable.
If you agree to the pet, the decision is final. If the tenant wants another pet, they must request consent again.
Reasons for Refusal
There is no fixed legal definition of what is “reasonable,” so decisions will be made on a case‑by‑case basis. Suggested fair reasons for refusal include: other tenants having allergies, the property or space being unsuitable for the pet, the pet being illegal to own, the freeholder (superior landlord) not allowing pets, concerns about the welfare of the pet (e.g., a dog being left alone for long periods).
Some reasons may seem fair but will likely be tested over time. For example, a landlord having an allergy to the pet may make maintenance visits difficult – but how often does a landlord need to attend? Court outcomes will provide clarity.
If the property is an HMO, it may be sensible to refuse permission unless it is a joint tenancy and all tenants agree. However, only a judge can decide what is fair in each circumstance. Sensible does not always prevail.
You cannot refuse permission based on potential damage, even though this is a common concern for landlords.
Your decision must be sent to the tenant in writing, and if you decline permission, you must give a reason. Tenants can challenge the refusal by complaining to the landlord and/or applying to the court. When the landlord ombudsman is introduced (expected late 2026), tenants will also be able to raise cases with them.
If a court decides that a landlord has unreasonably refused permission, it can order the landlord to allow the pet. However, tenants cannot get legal aid for these applications, which may deter them due to cost.
Pets Without Permission
If a landlord wants to end a tenancy because a tenant has a pet without permission, they must prove that a specific Section 8 ground applies. Possible grounds include: Ground 12 – breach of tenancy, Ground 13 – deterioration of the property, Ground 15 – deterioration of furniture.
Grounds 12, 13, and 15 are discretionary, meaning the court must decide whether eviction is reasonable.
Fees Are a NO
Landlords cannot charge tenants specific fees related to keeping a pet unless they fall under the list of permitted payments in the Tenant Fees Act 2019. Earlier drafts of the Renters’ Rights Bill suggested pet insurance or extra pet deposits, but these were not included in the final Act.
If a landlord asks for extra fees for a pet after 01 May 2026, the fee will be a banned fee, and accepting it could result in a financial penalty.
Landlords may take out rental pet insurance, but they must pay for it themselves.
From 01 May 2026, landlords must advertise a specific rent and must not encourage or accept higher bids. Asking a prospective tenant to pay higher rent because they have a pet is an offence and may result in a penalty of up to £7,000.
Do Prospective Tenants Have the Right to Rent with a Pet?
No. The right to request permission to keep a pet applies only to existing tenants, not applicants. This means landlords can still decline applicants on the basis that they have a pet. However, we encourage members to consider applicants with pets. You can have a pet policy in place to set expectations.
Assistance Animals
Rules are different for assistance animals. These animals are trained to support people with disabilities, including those who are blind, deaf, have mobility issues, or epilepsy.
Assistance dogs are legally recognised under the Equality Act, which requires landlords to make reasonable adjustments where an assistance dog is needed. The new pet rules do not apply to assistance dogs. The Equality Act continues to apply.
A tenant who needs an assistance dog should still ask for permission, but a landlord who refuses to make reasonable adjustments may be in breach of the Equality Act. What counts as a reasonable adjustment will depend on the circumstances, including the size and type of property.
Emotional Support Animals
Emotional support animals are not legally recognised in the UK. There is no legal duty for landlords to make special allowances for them. This means emotional support animals are treated the same as any other pet, even if they are certified by organisations such as Emotional Support Animals UK.
Conclusion
Landlords are encouraged to be open to tenants keeping pets. Remember that you can request a tenancy deposit at any stage of the tenancy—up to five weeks’ rent as the maximum. If a pet causes damage, you can claim deductions from the deposit at the end of the tenancy. If the damage exceeds the deposit, or if no deposit is held, landlords can apply to the small claims court to attempt to recover costs.