Pets in Rental Properties: New Rules Under the RRA

The Renters Rights Act gives tenants a new right to request permission to keep a pet. Landlords can no longer include a blanket "no pets" clause in tenancy agreements. Here is what you need to know.

The New Right

From 1 May 2026, tenants have a statutory right to request permission to keep a pet. You must respond within 28 days. You cannot unreasonably refuse.

What Counts as Unreasonable Refusal?

The Act does not define "unreasonable" exhaustively, but MHCLG guidance suggests refusal is likely to be reasonable where:

- The property is genuinely unsuitable (e.g. a studio flat for a large dog)

- Your superior lease (if you are a leaseholder) prohibits pets

- The pet poses a genuine risk to the property or other occupants

- The tenant has a history of property damage

Refusal based purely on personal preference, or a blanket policy, is likely to be unreasonable.

Conditions You Can Impose

You can grant permission subject to reasonable conditions, including:

- Requiring the tenant to take out pet damage insurance

- Requiring professional cleaning at the end of the tenancy

- Restricting the pet to certain areas of the property

- Requiring the pet to be kept under control

Pet Damage Insurance

You cannot increase the deposit above the 5-week cap to cover pet damage. Importantly, under the Renters' Rights Act, landlords cannot require tenants to take out pet insurance as a condition of granting permission for a pet. This is not permitted under the Act. Landlords can require tenants to repair any damage caused by a pet, and can claim for pet damage from the deposit (within the 5-week cap). Some landlords include a pet damage clause in the tenancy agreement requiring the tenant to make good any damage at the end of the tenancy.

How to Handle a Pet Request

1. Receive the request in writing (or ask the tenant to put it in writing)

2. Consider the property, the pet, and the tenant's history

3. Respond within 28 days — in writing

4. If granting, set out any conditions clearly

5. If refusing, give clear reasons

Updating the Tenancy Agreement

If you grant permission, update the tenancy agreement (or issue a written addendum) to record:

- The pet(s) permitted (species, breed, name)

- Any conditions attached to the permission

- The tenant's obligation to make good any pet damage

Existing Tenancies

For tenancies that started before 1 May 2026, the new rules apply from the date the tenancy becomes a periodic tenancy under the RRA (i.e. from 1 May 2026 for most existing tenancies).

Penalties for Unreasonable Refusal

There is no direct financial penalty for a single unreasonable refusal, but:

- A tenant can apply to the First-tier Tribunal to challenge the refusal

- The Tribunal can order you to grant permission

- Repeated unreasonable refusals may be taken into account in other proceedings

Common Mistakes

❌ Including a blanket "no pets" clause — now unenforceable

❌ Not responding within 28 days — deemed unreasonable refusal

❌ Refusing without giving reasons

❌ Trying to charge a higher deposit to cover pet risk — unlawful

❌ Not updating the tenancy agreement when permission is granted

Top Tips

✓ Remove blanket "no pets" clauses from your standard agreement now

✓ Create a simple pet permission request form for tenants to complete

✓ Include a pet damage clause in the tenancy agreement requiring the tenant to make good any damage

✓ Respond promptly — 28 days goes quickly

✓ Keep a written record of all pet requests and your responses