Pets play an important role in many households – reducing stress, easing loneliness, and encouraging an active lifestyle. Despite this, tenants across England and Wales have long struggled with the widespread use of “no pets” clauses in tenancy agreements.
The Renters’ Rights Act 2025 (‘the Act’), coming into force this week, will drastically change the private rental sector and includes provisions that signal a major shift towards pet-friendly renting.
The current position on pets in rental properties
At present, the private rental market offers limited options for pet owners. On Zoopla, only around 7% of rental homes in England and Wales are advertised as accepting pets.
Under the current law, landlords enjoy broad discretion over pet policies. Tenancy agreements can include blanket bans on pets and landlords are under no obligation to consider requests. This often leaves tenants with stark choices: rehome their pets or forgo renting altogether. The Dogs Trust reports that one in seven people who contact the charity to rehome their dog cite accommodation issues.
What the Renters’ Rights Act changes
The Act introduces a structured process for pet requests. Under the new framework:
- Tenants have a statutory right to make a written request to keep a pet in their home;
- Landlords must respond to that request in writing within 28 days and cannot unreasonably refuse consent;
- Requests must be considered case by case, and landlords may seek further details before deciding; and
- Tenants can challenge an unreasonable refusal.
When can a landlord refuse a pet request?
Although landlords can no longer impose blanket bans, landlords can still refuse requests where there is a clear and reasonable justification. Examples include:
- Property suitability e.g. the property is too small for a large pet or several pets;
- Restrictions in the landlord’s own lease that prohibits pets, in which case a landlord cannot be forced to breach their headlease; or
- health or welfare concerns e.g. serious allergies affecting other residents, or particular property features making pet ownership unsafe.
Personal dislike of pets or citing previous damage caused by another tenant’s pet will not suffice. Importantly, landlords must provide clear, evidence-based explanations – a simple “no pets allowed” response will not meet the legal threshold.
Challenging an unreasonable refusal
If a tenant believes consent has been unreasonably withheld, they may challenge the decision through negotiation, formal complaint procedures, or ultimately legal action.
For landlords, this underlines the importance of careful documentation and proportionate reasoning.
What happens if a pet damages the property?
A common concern for landlords is the risk of pet-related damage.
The Act does not alter a tenant’s responsibility to maintain the property. Tenants remain liable for damage beyond fair wear and tear, including damage caused by pets. Landlords will still be able to deduct repair costs from deposits, provided this complies with deposit protection rules.
It may reassure landlords that research by the University of Huddersfield found that, on average, the financial benefits of allowing pets in rental properties often outweigh the risks of costs incurred by way of damage caused by pets.
Practical steps for tenants and landlords
Moving forward, clear communication, well-drafted tenancy agreements, and realistic expectations of all parties will be key. As the law beds in, both landlords and tenants should stay informed and seek professional advice to ensure compliance and protect their rights.
Payne Hicks Beach has expert residential property lawyers who can provide guidance and support to both tenants and landlords as the Renter’s Right Act 2025 reshapes the private rental market.
For further advice, email Hannah Robinson or Nikita Hasrajani or telephone on 0207 465 4300.
