Renting With Pets — The New Rules Under the Renters Rights Act 2025

The Old Reality for Pet Owners

Until the Renters Rights Act 2025, private landlords in England had near-total freedom to ban pets in their properties. Most standard tenancy agreements contained a blanket "no pets" clause, and landlords were under no obligation to consider individual requests. The result was that millions of renters — including responsible, experienced pet owners — were effectively barred from keeping animals in their homes or forced to hide pets and live in fear of eviction.

Research by the Dogs Trust estimated that 78% of renters with pets had struggled to find pet-friendly accommodation. The Renters Rights Act set out to change this fundamentally.

What the Law Now Says

Under the Renters Rights Act 2025, a landlord **cannot unreasonably refuse** a written request from a tenant to keep a pet. This represents a major legal shift. The default is now that pets are permitted unless there is a legitimate, documented reason to refuse.

The process works as follows:

1. You make a written request to your landlord explaining what pet you wish to keep (species, breed, age).

2. Your landlord must respond within 28 days.

3. If they refuse, they must give a reason, and that reason must be reasonable in the circumstances.

4. If you believe the refusal is unreasonable, you can apply to the First-tier Tribunal (Property Chamber) for a determination.

What Counts as a Reasonable Refusal?

The legislation does not provide an exhaustive list, but reasonable grounds for refusal are likely to include:

• **Head lease restrictions** — if the property is leasehold and the freehold lease prohibits pets, the landlord genuinely cannot grant permission (they do not have the power to do so)
• **Property size or suitability** — a large dog in a very small studio flat with no outdoor space may be a legitimate concern
• **Breed or safety** — dangerous dogs prohibited under the Dangerous Dogs Act 1991 (Pit Bull Terrier, Japanese Tosa, Dogo Argentino, Fila Brasileiro) cannot be kept regardless
• **Allergy** — if the landlord lives in part of the property or has a medical condition

A blanket "we don't allow pets" policy with no engagement with the specific request is almost certainly an unreasonable refusal under the Act.

Cats vs Dogs vs Other Pets

The Act does not distinguish between species. A goldfish, a hamster, a cat, a dog — all are covered. In practice, landlords are more likely to have concerns about dogs (damage, noise, neighbours) than cats or smaller animals. If you are asking about a low-risk pet such as a caged bird or a pair of guinea pigs, a refusal is particularly hard to justify.

Pet Damage Insurance

Your landlord can impose a condition that you take out pet damage insurance before they consent. This is expressly permitted by the Renters Rights Act. Several specialist insurers now offer policies covering accidental damage by pets — typically costing £5–£15 per month depending on the type of pet and level of cover. This is a reasonable ask and if your landlord requires it, it is worth complying.

Note that under the Tenant Fees Act 2019, landlords cannot charge a larger deposit to cover pets beyond the five-week cap. Pet damage insurance fills this gap without breaching the Tenant Fees Act.

Practical Steps for Making a Pet Request

1. **Write a formal letter or email** — document the request so there is a clear record

2. **Describe your pet** — include breed, age, and whether it is neutered, trained, or has a good track record in rental properties

3. **Offer reassurance** — references from previous landlords, evidence of pet insurance, willingness to have the property professionally cleaned at the end

4. **Follow up** — if 28 days pass without a response, your landlord is in breach

5. **Appeal if refused** — a First-tier Tribunal application is straightforward and does not require a solicitor

If You Move In With an Existing Pet

The new rights apply to existing tenants as well as new ones. If you have been renting for some time and would now like to get a pet, you can make a written request under the new rules. Your landlord must consider it properly.

Dangerous Dogs and Breed Restrictions

The Dangerous Dogs Act 1991 is unaffected by the Renters Rights Act. You cannot keep a prohibited breed regardless of your landlord's consent. If your dog is not prohibited but is a breed that generates concern (e.g., American XL Bully — subject to specific restrictions since 2023), check the current legislation carefully before making a request.

Keeping Records with Property Passport UK

If you make a pet request and receive a response, store both the request and the response in Property Passport UK alongside your tenancy agreement. This evidence is crucial if a dispute arises during or at the end of your tenancy.