Concerned about the new pet rules in the Renters’ Rights Act?
You may have heard the rumours about the new Act. Landlords are worried about being forced to accept pets, having damage payouts limited to the deposit, or being sued for rejecting an application.
But this isn’t the full story.
It’s true you can no longer flat-out refuse a tenant with a pet without a valid excuse. But the law still protects landlords who have reasonable grounds for rejection.
In this post you’ll learn:
- Pet reforms under the Renters’ Rights Act
- What the reasonable grounds for refusal are
- How to prepare for these changes
5 Key Changes Under the Renters’ Rights Act 2025
From 1st May 2026, the Renters’ Rights Act grants tenants the legal right to request a pet.
The law says landlords cannot refuse that request “without a fair reason”. This puts an end to blanket “no pets” policies. Landlords must consider each case on its merits and provide a clear, justified reason if they decide to refuse.
The right to refuse pets does still exist. But it’s now legally bound by reasonableness, transparency and strict procedural rules.
So what should landlords expect to happen?
In practice, expect a higher volume of pet requests. And you’ll need to plan for a structured, evidence-based approach to manage them – no more default rejections.
Five key changes are outlined below:
1. You Must Consider Pet Requests (no Automatic Bans)
- Blanket ‘no pets’ clauses are no longer sufficient on their own
- Every request must be assessed individually, regardless of your standard policy
- You should expect more tenants to formally request pets
2. Refusals Must be “Reasonable” and Justified
- You must provide a clear, evidence-based reason for refusal
- Acceptable reasons may include lease restrictions or unsuitable property size
- Decisions could be challenged if seen as arbitrary or unfair
3. You Must Follow a Formal Process and Timeline
- You typically have 28 days to respond to a written request
- Responses must be in writing, especially if refusing
- Poor or delayed handling could lead to disputes or complaints
4. You Cannot Charge Extra Pet Fees or Deposits
- Deposit caps still apply; no additional ‘pet deposit’ allowed
- Charging ‘pet rent’ or similar add-ons is restricted
- You may need to absorb more risk of pet-related wear and damage
5. You Have Reduced Control Over Risk Mitigation
- Landlords cannot automatically require pet insurance as a condition
- They may request safeguards, but tenants are not always obliged to accept
- Greater reliance on careful tenant selection and property inspections
What are Reasonable Grounds for Refusal?
The Renters’ Rights Act gives tenants more powers. Chief among them: you can no longer turn down a tenant’s pet request without a valid reason.
You can’t refuse because you dislike pets or assume a pet will cause problems. And if you do have a valid reason for refusal, you need to respond with it in writing.
So what are reasonable grounds for refusal?
We’ve listed the six main reasonable grounds for refusal below, taken directly from the new legislation. We’ll also cover refusal reasons that are no longer valid.
6 Reasonable Grounds for Refusal
1. Property type and size
If the property is too small to safely accommodate the type of pet requested, or if multiple pets would overcrowd the space. For example, a one-bedroom flat may not reasonably support a large dog.
2. Damage or wear risk
Landlords can consider whether the pet is likely to cause significant damage to flooring, walls, fixtures or the garden. Concerns must be specific and evidence-based, not general dislike of pets.
3. Insurance limitations
If the landlord’s building or liability insurance explicitly prohibits certain types of animals, refusing a pet on this basis is considered reasonable.
4. Leasehold or freehold restrictions
Properties in buildings with communal rules (like a block of flats) may have covenants forbidding pets. Landlords can refuse if allowing a pet would breach these obligations.
5. Health and safety considerations
Pets that could pose a risk to other tenants (for example, aggressive breeds) or to people with disabilities may be a valid ground for refusal.
6. Other tenants or neighbours
If the pet would reasonably interfere with other residents’ enjoyment of the property (noise, allergies, shared spaces), this may also be reasonable.
Common Questions Landlords Are Asking
What counts as a ‘reasonable’ refusal?
A refusal must be based on clear, objective grounds, such as property size, lease restrictions, or health and safety concerns. Blanket or convenience-based refusals are unlikely to be considered reasonable and could be challenged.
Do I still have the right to refuse pets altogether?
Yes, but only in specific circumstances where you can justify the decision. In practice, this means you no longer have full discretion and must assess each request individually.
How can I protect myself against pet-related damage?
You remain limited to the standard tenancy deposit cap, so you cannot charge extra pet deposits or fees. Protection will rely more on thorough referencing, inspections, and potentially encouraging (but not requiring) pet insurance.
What process do I need to follow when a tenant requests a pet?
You must respond within a set timeframe (typically 28 days) and provide your decision in writing. If refusing, you need to clearly explain your reasoning to demonstrate compliance.
Can I require tenants to have pet insurance?
You cannot impose pet insurance as a mandatory legal condition by default. However, you can request it or include it as part of negotiations, provided it does not conflict with the new rules.
How Landlords Should Prepare for New Pet Rules
Are you one of many landlords worried about the new pet rules? Below, we’ve listed the top three ways you can prepare for these changes.
Considering these now helps you avoid issues later on.
- Put a clear pet policy in place
This means setting out, in writing, the types of pets you are likely to accept and the conditions under which they may be allowed. This should include objective criteria – such as size, number or property constraints – so that any refusal can be justified as reasonable under the Renters’ Rights Act 2025. A well-defined policy also helps ensure consistency and reduces the risk of disputes or accusations of unfair treatment. - Assess and categorise your properties
It’s worth reviewing each one in advance to determine whether it is suitable for pets. This includes checking for legal restrictions (such as leasehold rules) as well as practical factors like space, layout, flooring and proximity to neighbours. Doing this ahead of time allows you to respond more quickly and confidently to pet requests with clear, evidence-based reasoning. - Standardise your process and documentation
It is important to create a clear and repeatable system for handling pet requests from tenants. This typically involves using a consistent method for receiving requests, responding within required timeframes, and providing written decisions with supporting reasons. Keeping thorough records ensures compliance and provides protection if a decision is later challenged.
How Strikes Can Help You Prepare
Strikes Property Services Group is a property dispute resolution agency that helps landlords recover debts, serve legal notices and enforce evictions. We help you take the lawful route and progress matters efficiently when a tenant won’t cooperate.
Our specialists can support you at every stage with issues such as:
- Review and update tenancy policies
We can examine existing tenancy agreements and ensure they comply with the new Act, including clauses on pets. We can help landlords draft clear procedures for handling pet requests, define ‘reasonable grounds’ for refusal, and create policies that reduce the risk of disputes.
- Training and guidance on compliance
We provide training and expert advice on what constitutes a reasonable refusal, how to handle tenant requests properly, and how to document decisions. This ensures landlords act in line with the law and avoid claims of unfair refusal once the changes come into effect.
- Dispute management and mediation support
If conflicts arise with tenants over pet requests, we can mediate or arbitrate the situation, helping landlords resolve issues without costly court action. We can also provide templates and best practices for documenting requests and refusals, which strengthens a landlord’s legal position.
If you’re unsure where to start, now is the time to act.
Book a free consultation with our Managing Director, Chris Bane, to discuss your situation and the steps needed to stay compliant and protected.
