For decades, property management in England has often relied on a simple, two-word defensive strategy: “No Pets”, really- as simple as that. Whether to protect carpets or avoid noise complaints, blanket pet bans had been a standard clause in the majority of Assured Shorthold Tenancies.
However, the legal landscape is shifting. On 27 October 2025, the Renters’ Rights Act 2025 received Royal Assent, officially becoming law and setting in motion a fundamental change in how landlords must handle the private rented sector, which includes around 11 million renters in England.
For landlords, the key date to be aware of is May 2026. Government statements and implementation plans indicate that the first phase of the Act, including the new renting with pets provision, is expected to apply from around May 2026, subject to commencement regulations. From that point, the long-standing reliance on blanket pet bans without individual consideration will no longer be compliant.
As a professional property owner, understanding the statutory mechanics of this new renting rules is required to avoid enforcement action for non-compliance and to operate within the framework of the new Private Rented Sector Landlord Ombudsman.
New Rule for Renting with Pets: The Implied Term
From the expected commencement in May 2026, Renters’ Rights Act introduces a significant “implied term” into every private assured tenancy in England. In practical terms, tenancy agreements will be treated as including a right for tenants to request permission to keep a pet, and a corresponding obligation on landlords not to unreasonably refuse such a request.
The new renting rules does not grant an automatic right for every tenant to keep any animal in any property. A Great Dane in a studio flat is still unlikely to be appropriate. Instead, the legislation creates a structured legal framework for how requests must be made and how landlords must respond.
The legal starting point has shifted: landlords are now required to justify refusals rather than tenants having to justify why they should be allowed a pet.
The 28-Day Clock: Landlord’s Roadmap to Renting with Pets
One of the most important operational changes is the introduction of a statutory response timetable. Where a tenant makes a written request to keep a pet, and that request includes a description of the animal, the following framework applies:
The Decision Window - The landlord must give or refuse consent in writing on or before the 28th day after the request is made.
Requesting Further Information - If the landlord reasonably requires additional information in order to make a decision, for example details of the pet’s size, breed, age or training, that request should be made within the initial 28-day period. Current guidance indicates that once the tenant provides the information, the landlord should respond within a short period, typically seven days.
The Superior Landlord Factor - Where the property is subject to a superior lease that restricts pets, the landlord may need to seek consent from the freeholder or management company. In those circumstances, the response deadline is effectively extended, with current guidance again pointing to a short period, usually around seven days, following receipt of the superior landlord’s decision.
Landlords should note that failing to respond within the required timescales, or refusing without a clearly documented and reasonable justification, may amount to a breach of the Act
What Are the Reasons Landlords Can Refuse Pets?
The legislation recognises that the private rented sector is highly diverse and that rigid rules would be impractical. Pet requests must therefore be assessed on a case-by-case basis.
Examples of refusals that are likely to be considered reasonable include:
Superior Lease Prohibitions - Where a superior landlord or freeholder refuses consent and the landlord would otherwise be in breach of their own lease.
Property Suitability & Safety - Where the property is fundamentally unsuitable for the specific animal requested, for example, because of size, layout or safety concerns.
Overcrowding & Regulatory Risk - Where the presence of the animal would exacerbate overcrowding or create compliance issues under existing housing or safety legislation.
A refusal based solely on a general policy against pets, without reference to the particular circumstances, is unlikely to meet the statutory reasonableness test.
Insurance Solution for the New Renting with Pets Rules to Landlords:
Historically, concerns about property damage has been a major driver of pet bans. During the legislative process, proposals for additional pet deposits were considered but ultimately rejected, due to concerns that they could be misused or create financial barriers for tenants.
The Act instead focuses on “reasonable consideration” of pet requests; there is currently no statutory provision allowing landlords to mandate pet insurance, though landlords may continue to manage risk through existing tenancy deposits and general insurance.
This approach to renting with pets is intended to protect landlords’ investments while avoiding substantial upfront costs for tenants. Where damage exceeds the tenancy deposit and any applicable insurance cover, landlords retain the right to pursue tenants through the courts in the usual way.
Get Complete Compliance Framework
Understanding pet rules is just one part of the Renters Rights Act. Our Renters Rights Act guide explains landlord obligations, tenant rights, enforcement timelines, and what you must do to stay compliant in 2026
The Ombudsman & Enforcement of Renting to Tenant With Pets
The new landlord rule introduces a strengthened enforcement environment for renting with pets. Tenants who believe a pet request has been unreasonably refused will have routes of redress beyond the courts. Membership of the new Private Rented Sector Landlord Ombudsman will be mandatory for private landlords, and the Ombudsman will have the power to make binding decisions, require remedial action and, where appropriate, award compensation.
The Ombudsman service is planned under the Act, but as of 1 May 2026 it will not yet be fully operational or mandatory; full enforcement powers are expected later in 2026 or 2027.
These new renting with pets provisions sit alongside wider reforms, including the abolition of section 21 “no-fault” evictions, which the government has indicated is intended to take effect as part of the same reform programme, subject to commencement regulations.
Local authorities will also have enhanced powers to investigate non-compliance with the new regime, including strengthened rights to obtain information and evidence in specified circumstances (some investigatory powers were introduced from December 2025; full enforcement timelines vary depending on the power used).
Preparing Renting with Pets for May 2026
The Renters’ Rights Act 2025 represents the most significant restructuring of the private rented sector in decades. As the expected May 2026 commencement approaches, landlords should treat this new rule of renting with pets as a mandatory update to their compliance framework. Practical steps include:
Reviewing superior leases now to identify any existing restrictions on pets.
Implementing a clear system to log and track pet requests to ensure statutory response deadlines are met.
Planning for mandatory Ombudsman membership and forthcoming Private Rented Sector Database requirements.
Reviewing insurance arrangements to ensure appropriate protection against pet-related damage.
By moving from a blanket “No Pets” policy to a documented “Reasonable Consideration” approach, landlords will not only remain compliant but may also access a wider pool of long-term, responsible tenants for whom pets are an integral part of family life.
