Renters’ Rights Act: New Rules on Pets
Published on April 25, 2026 by Sarah Mac
The Renters’ Rights Act, coming into force from 1 May 2026, introduces some of the most significant changes to the private rental sector in recent years. One of the most talked-about updates is the shift in how landlords must handle tenant requests to keep pets.
For many landlords, this raises understandable concerns — from potential property damage to suitability and control. However, the new rules are not about forcing landlords to accept pets in all circumstances. Instead, they introduce a more structured and transparent process that landlords must follow.
Here’s what you need to know.
What’s changing?
Until now, many landlords have operated a blanket “no pets” policy. In most cases, this has been entirely lawful and straightforward to enforce.
Under the new legislation, tenants will have the legal right to request permission to keep a pet, and landlords will not be able to refuse that request unreasonably.
This represents a clear shift:
- Before: Permission granted entirely at landlord discretion
- From May 2026: Requests must be considered formally and fairly
According to guidance published by UK Government, landlords must engage with these requests and respond appropriately, rather than declining as a matter of course.
The new pet request process
The updated process introduces a more formal framework for both tenants and landlords.
Tenants must:
- Submit their request in writing
- Provide details about the pet
Landlords must:
- Respond within 28 days
- Provide their decision in writing
If a landlord chooses to refuse the request, they must give a clear and reasonable justification.
The key takeaway is that this is now a trackable process. Decisions must be documented and supported, rather than informal or verbal.
What counts as a reasonable refusal?
The legislation does not remove a landlord’s right to refuse a pet, but it does require that any refusal is reasonable.
Examples may include:
- The property is not suitable (e.g. a large dog in a small flat)
- Restrictions within a superior lease prohibit pets
- Health or safety concerns
- Potential impact on other tenants in shared buildings
Guidance from organisations such as Shelter reinforces that refusals must be based on genuine, justifiable factors rather than preference.
In practice, this means landlords should be prepared to explain and, where necessary, evidence their reasoning.
What landlords can and cannot do
The new rules still allow landlords to protect their property — but within a clearer framework.
Landlords can:
- Assess each request individually
- Consider the type, size and number of pets
- Apply reasonable conditions where appropriate
Landlords cannot:
- Enforce blanket “no pets” policies without consideration
- Ignore or delay responding to requests
- Refuse without explanation
There are also restrictions around introducing additional charges. While landlords may seek protection against damage, this must align with existing tenancy deposit rules and guidance.
What this means in practice
For landlords, the impact is less about losing control and more about increased responsibility and documentation.
In practical terms, this means:
- More administrative oversight
- A need for consistent decision-making across properties
- Clear communication with tenants
However, there is also a potential upside. Allowing pets can make properties more attractive to a wider tenant base and may contribute to longer tenancies.
The key is managing the process properly from the outset.
Where issues may arise
From an inventory and reporting perspective, the introduction of more pet-friendly tenancies is likely to increase the potential for disputes if expectations are not clearly recorded.
Common areas of concern include:
- Damage to flooring, doors or furnishings
- Odours or staining
- Cleanliness at check-out
- Disagreements over fair wear and tear
This is where detailed, impartial reporting becomes increasingly important. A clear record of condition at check-in, supported by thorough mid-term inspections and check-out reports, provides essential evidence should any issues arise.
Practical steps for landlords
To prepare for the changes, landlords should consider taking the following steps:
- Review tenancy agreements and remove blanket pet bans
- Establish a clear internal process for handling pet requests
- Define what constitutes a reasonable refusal
- Check any lease restrictions on pets
- Keep written records of all decisions and communications
- Brief agents and property managers on the new requirements
Taking a structured approach now will help avoid confusion and disputes later.
Pets, properties and practical reality
The new rules around pets are part of a broader move towards greater transparency and accountability in the rental sector.
Landlords still retain control over their properties, but decisions must now be considered, documented and justified. As more tenancies include pets, the potential for misunderstandings — particularly around condition, cleanliness and ongoing care — is likely to increase.
With clearer rules comes a greater need for accurate, impartial reporting throughout the tenancy, not just at the beginning and end.
Mid-term inspections play a key role in this. They provide landlords with a clear, independent snapshot of how the property is being maintained, helping to identify any issues early and ensure that agreed terms — including those relating to pets — are being followed in practice.
At SRP Inventories, our property reporting services are designed to support landlords at every stage of the tenancy.
From detailed inventory reports and check-ins to regular inspections and comprehensive check-outs and damage reports, we provide the clarity and evidence needed to manage properties with confidence under the new framework.
If you’d like to ensure your property records are robust, compliant and ready for the changes ahead, get in touch with our team today.