The conversation around pets in rented homes is changing, and from 1 May 2026, that change becomes law.
The Renters’ Rights Act 2025 introduces a statutory right for tenants to request permission to keep a pet. As a result, a simple “no pets” clause in a tenancy agreement will no longer be enough to prevent the discussion from taking place.
For landlords across Hertfordshire and Essex, this is not about surrendering control. It is about adapting to a clearer, more structured and transparent decision-making framework.
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A shift from blanket bans to structured decision-making
Blanket prohibitions on pets have long been common in tenancy agreements. From 1 May 2026, tenants can formally request consent to keep a pet, even where the original agreement discouraged or prohibited it.
Importantly, the Act does not remove a landlord’s right to refuse. What it does remove is the ability to refuse automatically, without proper consideration.
Each request must now be assessed on its own merits, handled fairly and supported by documented reasoning. Having a clear internal process and applying it consistently will be essential for compliance and effective risk management.
Deadlines matter as much as the outcome
One of the most significant changes introduced by the Act is the requirement to respond within strict timeframes.
Landlords must:
- Respond in writing within 28 days of receiving a formal written request.
- If further information is needed, reply within seven days of receiving that information, or within the remainder of the original 28-day period, whichever is later.
- If permission is refused, provide clear written reasons based on reasonable grounds.
Even where a refusal is entirely justified, failing to follow the correct procedure or meet the statutory deadlines could expose landlords to unnecessary risk. Process and timing are now just as important as the decision itself.
Related: From Notice to Possession: Mullucks’ Step-by-Step Guide to Ending Tenancies after May 2026
When is refusal reasonable?
Tenants will have the right to request a pet, but not an automatic right to keep one. Landlords can still decline where there is a legitimate, defensible reason. Examples may include:
- A property that is clearly unsuitable, such as a large dog in a small flat with no outdoor space.
- Restrictions in a superior lease or freeholder agreement that prohibit pets.
- Genuine concerns about potential property damage, disturbance to neighbouring residents, or the welfare of the animal.
The key difference under the new legislation is the emphasis on evidence. Decisions must be reasonable, proportionate and recorded in writing in case they are challenged.
For landlords with leasehold properties or homes within managed developments in Hertfordshire and Essex, checking the terms of any superior lease will be particularly important.
Managing financial risk under the new pet rules
The Act also clarifies what landlords cannot charge.
Separate pet deposits or additional pet-related fees will not be permitted. However, the standard tenancy deposit can still be used to cover damage beyond fair wear and tear at the end of the tenancy.
This makes thorough documentation more important than ever.
Thorough inventories, robust check-in and check-out reports, and clear photographic records will be essential if a dispute arises. Setting out clear, written pet-related conditions at the start of the tenancy can also help manage expectations and minimise the risk of misunderstandings later on.
The legal distinction between pets and assistance animals
It is essential to distinguish between pets and assistance animals.
Under the Equality Act 2010, assistance animals are not legally classified as pets. They must be permitted as a reasonable adjustment for a disabled tenant, unless there is a genuinely exceptional reason not to allow them. In these circumstances, landlords cannot increase the rent or require a higher deposit.
Emotional support animals do not carry the same automatic legal status in the UK and should be assessed on a case-by-case basis.
What about tenants who already have pets?
The statutory right to request a pet applies once a tenancy is in place.
Landlords remain entitled to decide whether to grant a tenancy to an applicant who already has a pet. Assessing suitability at the application stage continues to be an important part of responsible letting and effective risk management.
Getting ready for the new pet rules
Demand for pet-friendly rental homes continues to grow. By putting the right processes in place now, landlords can stay compliant with the Renters’ Rights Act 2025 while continuing to protect their investment.
This is the time to:
- Review your existing tenancy agreements.
- Check any superior lease or freeholder restrictions.
- Put in place a clear, written policy for managing pet requests.
Taking proactive steps now will help landlords across Hertfordshire and Essex approach May 2026 with clarity and confidence, safeguard their properties, and maintain transparent, professional relationships with tenants.
For tailored guidance on preparing for the Renters’ Rights Act 2025, speak to your local Mullucks team.
