Should You Allow Pets in Your Rental Property? With the Renters’ Rights Bill in Focus

From late 2025 (and into early 2026), landlords in England and Wales will face a pivotal change in how they manage pet-related tenant requests due to the upcoming Renters’ Rights Bill. The bill introduces a statutory right for tenants to request permission to keep pets, which landlords cannot unreasonably refuse. 

The Bill doesn’t list every acceptable or unacceptable scenario, but it emphasises the need for case-by-case assessment. Some commonly accepted grounds for refusal include:

• Lease or freeholder restrictions – if a superior landlord prohibits pets, refusal is reasonable – The Independent LandlordNRLA.

• Property unsuitability – e.g., a Great Dane in a small flat – The Independent LandlordHouse of Commons LibraryNRLA.

• Overcrowding or too many pets for the property size – The Independent LandlordNRLA.

• Allergies – to the tenant or neighbours – The Independent LandlordNRLA.

• Welfare concerns or irresponsible ownership – such as leaving a pet alone for extended periods – The Independent Landlord.

Notably, the Bill also affords a clearly defined legal process: tenants must submit a written request describing the pet; landlords must respond within 28 days (with a possible extension of 7 days when requesting more information)

Tenants have access to recourse via the Private Rented Sector Ombudsman, or through court, where both parties present their evidence and a decision is made on fairness

Initially, the Bill allowed landlords to require tenants to take out pet damage insurance, and to recoup the cost.  However, that provision was removed during the Report Stage, meaning landlords can no longer require pet insurance. 

Meanwhile, the bill currently does not allow extra pet-related deposits beyond the existing cap, though amendments are proposed to permit an additional “pet deposit” of up to three weeks’ rent. 

Pros for Allowing Pets

One of the strongest advantages under the Renters’ Rights Bill is that landlords can no longer rely on blanket bans, which may have limited their tenant pool in the past. By showing a willingness to consider requests fairly, landlords not only comply with the law but also build goodwill with prospective renters. Pet owners often seek long-term housing stability, meaning landlords who accept pets may experience reduced turnover and steadier income. In addition, adapting to these new rules highlights a landlord’s professionalism and fairness, which can enhance their reputation in an increasingly tenant-focused market.

Cons & Risks

On the downside, the removal of mandatory pet insurance places greater financial responsibility on landlords. Deposits remain capped, meaning serious pet damage may not be fully recoverable. This increases the chance of disputes at the end of a tenancy, especially if tenants contest deductions. Furthermore, refusing a request without solid evidence could escalate to the Ombudsman or court, creating legal costs and administrative stress. Even when approval is granted, landlords must remain vigilant with inspections and tenancy management to ensure pets are well cared for and not causing property deterioration or neighbour issues.

1. Update your tenancy agreements to reflect the new process for pet requests.

2. Establish a clear Pet Policy, specifying:

   • Acceptable pet types/sizes

   • Limits on pet numbers

   • Expectations for pet welfare and behavior

3. Say “yes, conditionally” when appropriate, allowing specific named pets rather than imposing bans.

4. Document decisions thoroughly, noting the reasons for approval or refusal.

5. Plan for extra clean-up or repairs post-tenancy, pet damage may not be fully covered by deposits.

The Renters’ Rights Bill is a seismic shift in landlord-tenant dynamics, particularly around pets. While landlords must now consider tenant pet requests reasonably and fairly, the withdrawal of pet insurance mandates and the deposit cap still make granting permission a measured risk.

With clear communication, a robust pet policy, and thoughtful decision-making, landlords can navigate these new requirements effectively, balancing compliance and property protection for a smoother tenancy experience.