Posted: 7th April 2026
Renting with Pets: When Can Landlords Say No Under the Renters’ Rights Act?
With just 23 days to go until the Renters’ Rights Act commencement date, landlords and tenants alike are increasingly asking what the new legislation will mean in practice—particularly when it comes to renting with pets.
Historically, many tenancy agreements have included blanket “no pets” clauses, making it difficult for tenants with animals to secure accommodation. The Renters’ Rights Act marks a significant change in approach, requiring landlords to properly consider pet requests and ensuring that refusals are based on reasonable and justifiable grounds. In effect, the rental sector is moving toward a more structured and transparent framework for pet ownership in rented homes.
Below, we outline the key changes and what they mean for landlords and tenants.
When will the changes to renting with pets be implemented?
The new rules will come into force from 1st May 2026, the official commencement date of the Renters’ Rights Act. From this point forward, all relevant new tenancies—and applicable existing agreements—will fall under the updated legal framework.
When can a landlord refuse a pet?
Although landlords will be required to consider all pet requests, they will still retain the ability to refuse applications where there is a valid and reasonable basis to do so.
Typical examples of reasonable refusal may include:
- The property being unsuitable for the size or type of pet
- Health and safety considerations
- Restrictions contained within a superior lease (head-lease)
- A demonstrable risk of property damage that cannot be adequately managed
What is no longer acceptable are blanket bans that are not supported by clear justification. Decisions will need to be evidenced, consistent, and proportionate.
What if a tenant has a pet despite a no-pet clause?
We are frequently asked how landlords should respond where a tenant keeps a pet in breach of a tenancy agreement or “no pets” clause.
The position remains that tenants must always seek permission before bringing a pet into a rental property. This applies regardless of ownership—whether the pet belongs to the tenant or is visiting regularly from friends or family. If the animal is living at the property on a consistent basis, landlord consent is still required. Without that consent, the tenant is in breach of their tenancy agreement.
What is changing is the enforcement route available to landlords.
From 1st May 2026, the abolition of Section 21 “no-fault” evictions means landlords will no longer be able to regain possession solely on the basis that a tenant has an unauthorised pet.
Instead, possession must be sought under Section 8 of the Housing Act 1988, relying on specific statutory grounds. In cases involving unauthorised pets, this may include:
- Ground 12 – breach of tenancy terms, such as failing to obtain permission for a pet
- Ground 13 or Ground 15 – where a pet has caused damage or deterioration to the property or its contents
These are discretionary grounds, meaning the court will consider the full circumstances of the case before deciding whether possession is reasonable, rather than ordering eviction automatically.
We strongly advise landlords to ensure all pet-related communications—whether approvals, refusals, or conditions—are clearly documented from the outset. A robust audit trail is essential should enforcement action ever be required.
What happens if a landlord refuses unreasonably?
Where a landlord refuses a pet request without a valid or evidence-based reason, tenants will have the right to challenge that decision.
Such disputes may be referred to the relevant Ombudsman service, which will assess whether the refusal was reasonable in line with the legislation. If a decision is found to be unreasonable, landlords may be required to reconsider the request and could be exposed to further regulatory consequences.
This reinforces the importance of clear, consistent, and well-documented decision-making.
What happens if a pet damages a property?
Tenants remain fully responsible for any damage caused by pets.
Landlords are able to recover reasonable costs for repairs through the tenancy deposit, subject to the usual deposit protection rules and evidential requirements. As always, accurate inventory reporting at both check-in and check-out is essential to support any claims.
Can landlords charge extra rent or fees for pets?
From May 2026, landlords will not be permitted to charge additional fees solely on the basis that a tenant has a pet, unless the charge is already permitted under the Tenant Fees Act 2019.
Any attempt to introduce separate pet fees, require additional pet deposits, or apply new pet-related charges following implementation will be treated as prohibited payments. This may result in enforcement action and financial penalties.
The Act also introduces tighter controls around rent advertising and negotiation. Landlords must advertise a fixed rental price and must not encourage bidding between applicants. Increasing rent purely because a tenant has a pet may be viewed as non-compliant and could attract penalties of up to £7,000.
Handling pet permission requests: Step-by-step process
To ensure compliance, landlords should adopt a clear and consistent process when dealing with pet requests:
- Written request submission
Tenants must submit a formal written request detailing the pet. - Response within 28 days
Landlords are required to respond within 28 days of receipt. - Extending decision deadlines
If additional time is needed—such as when consulting a superior landlord—this must be communicated clearly to the tenant. - Head-lease restrictions must be considered
Any relevant restrictions within a superior lease must be reviewed before a decision is made.
A structured and well-documented process will be key to demonstrating compliance.
How Milburys helps you manage renting with pets
At Milburys, we recognise that even well-reasoned decisions can sometimes be challenged by tenants.
For our managed landlords, we ensure full compliance support is in place at all times. Our platform maintains a clear, time-stamped record of all communications, including:
- Tenant pet requests
- Landlord responses and decisions
This creates a complete audit trail, providing the evidence needed should a dispute be escalated to the Ombudsman or require further review.
Our goal is simple: to keep our landlords compliant, protected, and fully supported as legislation evolves.
Final thoughts
The Renters’ Rights Act represents a meaningful shift in how the rental market approaches pets, requiring greater transparency, consistency, and evidence-based decision-making from landlords.
With early preparation, clear processes, and robust record-keeping, landlords can adapt smoothly to the new framework while continuing to protect their properties and investments.
This article is intended as a guide only and does not constitute legal advice. For more information, visit gov.uk.
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