Pets in Rental Properties: New Rules Under the Renters' Rights Act 2025

What the Renters' Rights Act says about pets

The Renters' Rights Act 2025 inserts a statutory right for tenants to request permission to keep a pet. The landlord must respond in writing within 28 days, and any refusal must be based on reasonable grounds. Refusing without reason or maintaining a blanket "no pets" policy is a civil offence.

The key provisions work like this:

• Tenant's right to request. A tenant can make a written request at any point during their tenancy asking for permission to keep a specific pet at the property.
• Landlord must respond within 28 days. The landlord must respond in writing within 28 days of receiving the request. Failure to respond is treated as consent.
• Refusal requires reasonable grounds. If the landlord refuses, they must give written reasons. The reasons must be genuine and connected to the specific property or circumstances — not a general policy.
• Pet insurance can be required. As a condition of granting consent, the landlord can require the tenant to obtain and maintain pet damage insurance. The landlord can specify a minimum level of cover.
• No blanket bans. A tenancy agreement clause that says "no pets under any circumstances" is no longer effective as an automatic ban — tenants retain the right to request, and the landlord must assess each request on its merits.

How the pet request process works in practice

The tenant makes a written request specifying the pet. The landlord has 28 days to respond. If granting consent, the landlord can attach reasonable conditions. If refusing, the landlord must give reasons in writing. Silence is treated as consent.

Step 1: The tenant's request

The tenant's request should be in writing and should specify:

• The type of animal (dog, cat, rabbit, etc.)
• The breed (important for larger dogs or breeds that may be more relevant to property suitability)
• Any other relevant details (size, age, whether the animal is neutered)

The Act does not prescribe a specific form for the request. An email or letter is sufficient. You should acknowledge receipt in writing promptly.

Step 2: The landlord's response (within 28 days)

You must respond in writing within 28 days. Your response should either:

• Grant consent (with or without conditions), or
• Refuse consent with written reasons that are specific and reasonable

If you need more time to consider (for example, to seek freeholder consent), communicate this to the tenant within 28 days and request an extension. The 28-day clock runs from receipt of the tenant's request, not from when you first read it — check your messages promptly.

Step 3: If you grant consent

Grant consent in writing and specify any conditions. Common and reasonable conditions include:

• Requirement for the tenant to obtain and maintain pet damage insurance to a specified minimum level
• Agreement that the pet will be kept in specified areas of the property only
• Agreement that the tenant is responsible for any damage beyond normal wear and tear
• Agreement to provide evidence of pet insurance (policy document) within a specified period
• Agreement not to acquire additional pets without making a further request

The consent should specify the particular pet granted permission — not a blanket approval for any pet. If the tenant wants a second pet later, they should make a new request.

Step 4: If you refuse consent

Your written refusal must state specific reasons. The reasons must be connected to the property or particular circumstances. See the section below on what counts as a reasonable refusal.

What happens if you do not respond?

Failure to respond within 28 days is treated as consent under the Renters' Rights Act. This is an important practical point: if you receive a pet request and forget to respond, or respond after the deadline, the tenant will be able to argue that consent has been granted by default. Set a reminder as soon as you receive any pet request.

What counts as a reasonable refusal?

Reasonable grounds for refusing a pet request include: the property being physically unsuitable for the type of pet (size, garden, etc.), a freeholder prohibition that cannot be overcome, demonstrable allergy or health risks, or the pet posing a risk to the property or other residents based on evidence. General dislike of pets is not a reasonable ground.

Potentially reasonable grounds for refusal

Grounds that are unlikely to be reasonable

• A general policy of "no pets in any of my properties"
• Personal dislike of animals or pets in general
• Concern about potential damage without specific evidence connecting it to this property and this pet
• A clause in the tenancy agreement stating "no pets" (this cannot override the statutory right to request)
• The property being on an upper floor (without specific justification related to the type of pet or building)
• Worry about what future tenants might think

What happens if the tenant disputes the refusal?

If the tenant believes the refusal is unreasonable, they can raise it as a dispute. Under the Renters' Rights Act, unreasonable refusal is a civil offence. The enforcement mechanism at the time of writing is through the First-tier Tribunal and local authority enforcement. Tenants can seek a determination that the refusal was unreasonable and, in some cases, damages.

The best protection for landlords is to have genuinely reasonable grounds and to document them clearly in writing at the time of the refusal. A well-reasoned written refusal is much harder to challenge than a bare "no".

Pet damage insurance: what landlords need to know

Landlords can require tenants to obtain pet damage insurance as a condition of granting pet permission. The insurance covers damage caused by the pet beyond normal wear and tear. The landlord can specify a minimum level of cover. The tenant is responsible for the cost of the insurance.

What pet damage insurance covers

Pet damage insurance (sometimes called "pet liability insurance" or included as a feature of standard pet insurance policies) typically covers:

• Damage to carpets, flooring, and hard floors caused by the pet (scratching, staining, soiling)
• Damage to walls and skirting boards
• Damage to furniture and fittings (if the property is furnished)
• Garden damage (in some policies)
• Odour treatment costs if the property requires deodorising after the tenancy

Pet damage insurance does not cover normal wear and tear from the animal — the same principle that applies to the deposit. Only damage above what is expected from the natural ageing and use of a property is covered.

How to specify insurance requirements

When granting consent and requiring insurance, specify:

• The minimum level of cover required (e.g., £5,000 per claim, or £10,000)
• That the policy must specifically cover accidental damage to the property by the pet
• That evidence of the policy must be provided to you (a copy of the certificate or schedule) within a specified period (e.g., 14 days)
• That the policy must be maintained throughout the tenancy
• That a new certificate must be provided on annual renewal

Can I specify a particular insurer?

No. You can specify the level of cover required, but you cannot require the tenant to use a specific insurance company. The tenant can choose any provider that meets the minimum cover level you have specified.

What if the tenant lets the insurance lapse?

If a tenant fails to maintain the required pet insurance, this is a breach of the tenancy agreement conditions (assuming the requirement was documented as a condition of pet consent). You should first write to the tenant formally requiring them to reinstate the cover. Persistent failure to maintain insurance could, in serious cases, support a discretionary Section 8 ground for breach of tenancy obligations.

The deposit cap and pets

A common landlord concern is that the deposit cap (5 weeks' rent under the Tenant Fees Act 2019) provides insufficient protection against pet damage. This is a legitimate concern — pet damage can be significant and expensive. The Renters' Rights Act addresses this by introducing the pet insurance mechanism as a supplement to the deposit, not as a replacement. A £5,000 or £10,000 pet damage insurance policy provides far more protection than the marginal amount the deposit might cover for a high-rent property.

Leaseholder landlords and freeholder consent

If your rental property is leasehold and the head lease requires freeholder consent for pets, you must seek that consent from the freeholder on the tenant's behalf. A freeholder's refusal is a reasonable ground for you to refuse the tenant's pet request — but you must actually seek consent, not simply assume it will be refused.

What leaseholder landlords must do

1. When you receive a tenant pet request, check your head lease for pet provisions.
2. If the lease requires freeholder consent, contact the freeholder (or their managing agent) promptly and request consent for the specific pet.
3. Document your request in writing (email is fine) and keep a copy.
4. If the freeholder grants consent, pass this on to your tenant along with your own consent (with any conditions including insurance).
5. If the freeholder refuses consent, you can refuse the tenant's request based on the freeholder refusal — and provide the freeholder's response as your written reason.
6. If the freeholder does not respond within a reasonable time, document your attempts to obtain consent and seek legal advice on how to proceed.

What counts as an "absolute prohibition" in a head lease?

Some head leases contain absolute prohibitions on pets — no pets of any kind, no consent required or possible. If your head lease contains such a prohibition, this is almost certainly a reasonable ground for refusal without needing to seek freeholder consent. However, you should check the specific wording carefully. A clause that prohibits "pets without prior written consent of the freeholder" is not an absolute prohibition — it requires you to seek consent.

Managing pets during the tenancy

Once a pet is permitted, good ongoing management involves a detailed inventory, periodic inspections, clear communication with the tenant, and documentation of any pet-related issues as they arise.

Before the pet arrives: the inventory

The inventory is your most important protection against pet damage disputes at the end of the tenancy. Before a pet is introduced, ensure you have:

• A detailed written inventory signed by the tenant at the start of the tenancy (or when the pet permission is granted)
• Photographs of all surfaces that might be damaged: carpets, flooring, walls, skirting boards, doors, garden, furniture (if furnished)
• The photographs dated and stored securely

If a pet is introduced during an existing tenancy, carry out an interim inspection before the pet arrives and document the property's condition at that point.

Periodic inspections

The right to enter the property for inspection is a standard landlord right, subject to giving at least 24 hours written notice. For pet-occupied properties, consider quarterly inspections rather than annual — catching pet damage early allows issues to be addressed before they escalate.

Document each inspection in writing with photographs. If you find pet-related damage, write to the tenant promptly noting the issue and requesting it be addressed (or noting it will be deducted from the deposit at the end of the tenancy).

Neighbour complaints

If neighbours complain about the tenant's pet (noise, fouling communal areas, etc.), document the complaints in writing. If the pet-related behaviour constitutes a nuisance, this may support a discretionary Section 8 ground (Ground 12 for breach of tenancy obligations, or Ground 14 for nuisance to neighbours).

The key is to act on complaints promptly, write to the tenant formally, and give them a reasonable opportunity to resolve the issue before escalating to legal action.

End of tenancy: claiming for pet damage

At the end of the tenancy, carry out a thorough inspection and compare the condition of the property against the inventory. Pet damage claims should be:

• Specific: identify exactly what is damaged and where
• Documented: backed by before and after photographs
• Costed: supported by quotes or invoices from contractors
• Proportionate: accounting for the age and condition of the damaged item (e.g., a 7-year-old carpet that would need replacing soon anyway has limited remaining value)

Claims beyond the deposit amount may be pursued through the tenant's pet insurance or through the county court small claims track for amounts up to £10,000.

Tenants who already have pets without permission

If you discover a tenant has a pet without permission, write to them formally acknowledging this and requiring them to make a formal pet request under the Renters' Rights Act process. Do not ignore it. Keeping a pet without permission is a breach of tenancy agreement, but the new law requires you to process any request that follows.

What to do if you discover an unauthorised pet

1. Write to the tenant formally, noting that you are aware of the pet and that it does not have permission.
2. Invite the tenant to make a formal pet request if they wish to keep the animal.
3. Process the request in the normal way within 28 days.
4. If you grant consent, document it with any conditions (including insurance).
5. If you refuse on reasonable grounds, set out your reasons in writing.

If the tenant refuses to make a request and continues to keep the pet without permission, the continued breach is a potential basis for a Section 8 notice on Ground 12 (breach of tenancy obligation). However, given the Renters' Rights Act's direction of travel, courts will scrutinise whether the landlord has genuinely followed the process before granting or refusing, so documenting your steps is essential.

What about pets inherited with a tenancy?

If you buy a property with a sitting tenant who already has a pet, you inherit the tenancy as it is. If the previous landlord had granted pet permission, that permission continues. If there was no permission granted, the same principles apply — write to the tenant, invite a formal request, and process it under the new rules.

Anti-discrimination provisions: no "no DSS", "no children" adverts

Separately from the pet provisions, the Renters' Rights Act 2025 makes blanket advertising bans unlawful. Landlords and agents cannot advertise with "no DSS", "no benefits", "no children", or other blanket exclusions. These provisions address broader anti-discrimination requirements in letting.

The Renters' Rights Act explicitly prohibits landlords and letting agents from including in adverts any requirement that excludes prospective tenants on the basis of:

• Receipt of benefits ("no DSS", "no housing benefit", "employed only", "working professionals only")
• Having children ("no children", "adults only", "no families")
• Any other blanket characteristic that is not connected to the suitability of the specific applicant

These provisions are separate from the pet rules but reflect the same policy direction: landlords must consider each applicant on their individual merits, not apply blanket exclusions.

What landlords can and cannot include in adverts

Letting agents are jointly liable for prohibited adverts they place on behalf of landlords. If your agent includes a prohibited statement, you should instruct them to remove it immediately. Both landlord and agent can face enforcement action.