Pets in Rentals: UK Landlord Guide to Renters' Rights Act 2025

The Renters' Rights Act 2025 introduces significant changes to how landlords in England handle pets in privately rented properties. Designed to make it easier for tenants to live with their pets, this legislation shifts the landscape of pet-friendly tenancies. For UK landlords, it's crucial to understand these new provisions to ensure compliance and avoid potential disputes or penalties.

The New 'Default' Position on Pets

Under the Renters' Rights Act 2025, there is a new statutory presumption that tenants can keep pets. This means that a landlord cannot simply issue a blanket ban on pets in their tenancy agreement. Instead, tenants have a right to request to keep a pet, and landlords must not unreasonably refuse such a request.

What Constitutes an 'Unreasonable' Refusal?

The Act does not provide an exhaustive list of what constitutes an unreasonable refusal, but it makes clear that landlords must have a good reason to deny a pet request. Examples of potentially reasonable grounds for refusal could include:

• Property suitability: If the property is genuinely unsuitable for the type or number of pets requested. For instance, a large dog in a small studio flat, or multiple large animals in a terraced house with no garden.
• Leasehold covenants: If the property is leasehold and the superior lease explicitly prohibits pets. In such a scenario, the landlord would need to demonstrate they have sought consent from the freeholder or management company, and that consent has been reasonably withheld.
• Nuisance concerns: If there is evidence that the specific pet would cause a nuisance to neighbours, though this is likely to be a high bar to prove before the pet is even introduced.

Landlords must respond to a pet request in writing within a specified timeframe, which is expected to be 28 days from receiving the request. Failure to respond within this period will mean the request is deemed to be approved.

Key Dates and Applicability

The main provisions of the Renters' Rights Act 2025, including those relating to pets, are expected to come into force in 2026. This legislation applies to all new and existing assured shorthold tenancies and periodic tenancies in England.

It's important to note that the pet provisions will apply to new tenancies from the commencement date. For existing tenancies, the rules will apply once the tenancy becomes a periodic tenancy, or a new fixed-term tenancy is agreed upon after the commencement date. Landlords should review their existing tenancy agreements and prepare for these changes well in advance of 2026.

Financial Protections for Landlords: Insurance

While landlords can no longer charge a higher pet deposit or a 'pet rent' due to the Tenant Fees Act 2019, the Renters' Rights Act 2025 allows landlords to require tenants to take out pet insurance. This is a crucial provision designed to protect landlords against potential damage caused by pets.

What Type of Insurance Can Be Required?

The pet insurance policy must cover potential damage to the property, not just veterinary costs for the pet. Landlords can require the tenant to maintain this insurance throughout the tenancy. It is advisable for landlords to specify the level of cover required, for instance, a minimum sum insured for property damage, to ensure adequate protection.

Penalties and Enforcement

The Renters' Rights Act 2025 is expected to introduce new enforcement powers for local authorities. While specific penalty amounts for pet-related breaches are yet to be fully detailed, failing to comply with the pet provisions could lead to landlords being unable to regain possession of their property, fines, or an order from the Housing Ombudsman. For example, if a landlord unreasonably refuses a pet request and tries to evict a tenant using a no-fault eviction notice (which will be replaced by new possession grounds), their case may be undermined. Unreasonable behaviour could also be a factor in an Ombudsman complaint, potentially leading to compensation orders against the landlord.

Local authorities will have powers to investigate complaints and issue civil penalties, which can be up to £30,000 for serious breaches of landlord obligations. While the specific pet-related penalties are still emerging, landlords should be aware that non-compliance can have significant financial consequences.

Practical Checklist for Landlords (2026)

To ensure you are fully compliant with the new pet-friendly tenancy rules, consider the following actions:

1. Review your current tenancy agreements: Identify any clauses that impose a blanket ban on pets. These clauses will become unenforceable once the Act comes into force for your tenancy.
2. Update your tenancy agreements: Prepare new clauses that reflect the right for tenants to request a pet, the requirement for written consent, and the landlord's right to request pet insurance.
3. Develop a clear pet policy: While you cannot ban pets outright, having a clear policy on how pet requests will be handled can streamline the process. This policy might outline the information you require from a tenant when they make a request (e.g., type of pet, age, training, veterinary history).
4. Understand 'reasonable' refusal: Familiarise yourself with what could be considered a reasonable ground for refusing a pet request. Gather documentation to support any refusal, such as leasehold agreements or evidence of property unsuitability.
5. Research pet insurance: Look into suitable pet insurance policies that cover property damage. Be ready to advise tenants on the type of cover you require.
6. Seek freeholder consent early: If your property is leasehold, proactively engage with your freeholder or management company to understand their pet policy. If they have a blanket ban, explore if there's any flexibility, or be prepared to present their refusal as your reasonable ground for denying a tenant's request.
7. Respond promptly: Establish a system to ensure you respond to pet requests in writing within the 28-day statutory timeframe.
8. Educate yourself: Stay informed about further guidance or regulations released as the Renters' Rights Act 2025 implementation date approaches.

Common Mistakes to Avoid

• Blanket bans: Do not include or enforce a blanket 'no pets' clause in your tenancy agreement. This is no longer permissible under the new rules.
• Ignoring pet requests: Failing to respond to a tenant's pet request within the 28-day period will result in the request being automatically approved.
• Unreasonable refusal without justification: Refusing a pet without a clear, demonstrable, and reasonable ground. You must be able to justify your decision.
• Demanding 'pet rent' or higher deposits: The Tenant Fees Act 2019 still prohibits these charges. Your only financial protection is requiring adequate pet insurance.
• Failing to secure freeholder consent: If your property is leasehold and the superior lease requires consent for pets, ensure you follow that process. Do not simply deny a tenant based on your freeholder's existing policy without having sought their permission yourself.
• Lack of documentation: Not keeping clear records of pet requests, your responses, reasons for refusal, and proof of required pet insurance can be problematic if a dispute arises.

By proactively understanding and implementing these new requirements, landlords can navigate the changes brought by the Renters' Rights Act 2025 smoothly, fostering positive tenant relationships while protecting their investment.

What to do this week:

• Review your current tenancy agreements for 'no pets' clauses.
• Start researching pet insurance policies that cover property damage.
• If your property is leasehold, check your head lease for pet restrictions.