Pets – to consent or not, that’s the question?

From 1 May 2026, England’s rental market is set to undergo its most significant regulatory reform in decades. Alongside headline changes such as the abolition of Section 21 “no fault” evictions, the Renters’ Rights Act (RRA) introduces a new statutory right for tenants to request permission to keep a pet in the property.

In this article, we explore what this means in practice, the steps landlords should take if they receive a pet request and how new tools like Flow Legal can help landlords understand and manage changing obligations.

What’s changing?

Before the RRA, landlords generally had broad discretion over whether pets were permitted, often through “no pets” clauses in tenancy agreements. That changes from 1 May 2026.

Under the RRA, a new term will be implied into periodic assured tenancies. Regardless of what the contract says, tenants will have the right to make a formal written request to keep a pet.

As a landlord, you will generally be expected to:

• Assess each request individually on its own merits
• Not unreasonably refuse consent
• Respond in writing within 28 days.

Pets are presumed to be permitted unless there is a legitimate reason to refuse them.

What are reasonable grounds to refuse a pet request?

The key question is whether the pet is suitable for the property and circumstances. This should be assessed case by case. Examples of potentially reasonable grounds include:

• Property unsuitability: a large dog in a small flat with no outdoor space may be an obvious mismatch
• Excessive number or type of animals: multiple pets, exotic animals, or animals requiring specialist conditions may raise legitimate concerns
• Impact on other residents: in shared accommodation (such as an HMO), allergies or other health concerns of occupiers may be strong grounds to refuse a request
• Head lease restrictions: if your head lease prohibits pets, this is likely to be a legitimate basis for refusal.

Each case will depend on its facts, so documenting your reasoning will be important.

Can a tenant challenge my decision?

Potentially, yes. If you reject a pet request, a tenant may challenge the decision. That makes record-keeping important. Make sure you keep records of the type of pet requested, the grounds of your decision and all communication with the tenant.

A poorly documented refusal (or no response at all) is much harder defend in court should you get challenged.

What if my tenant gets a pet without consent?

Keeping a pet without permission may still amount to a breach of the tenancy agreement. However, from 1 May 2026, enforcement options may become more limited in practice.

With the abolition of Section 21, landlords will generally need to rely on statutory possession grounds instead. Some of those grounds are discretionary, meaning a court may consider whether possession is a proportionate response in the circumstances. For example, a serious nuisance caused by an animal may be viewed differently from an unauthorised hamster causing no issues.

Given the time and cost of court proceedings, your best bet is resolving the issue with your tenant amicably. If the pet is one you would likely have approved anyway, formalising consent in writing may be more sensible than raising a dispute.

How can I protect my property from damage?

Although outright bans may be harder to justify, landlords may still be able to grant consent subject to reasonable conditions. Examples include:

• Professional end-of-tenancy cleaning
• Garden maintenance responsibilities
• Restrictions on where the animal can access within the property
• Prompt repair of any pet-related damage
• Ensuring the pet does not cause nuisance to neighbours.

Conditions should be proportionate and relevant to the specific circumstances.

Can I request an additional deposit?

The 5-week cap on deposits still applies, so you can’t request a specific pet deposit.

Some landlords may look to insurance as an alternative way to manage risk. However, insurance can’t be a condition for approving the request. While Insurance conditions were originally included in the draft bill, these were removed as part of the legislative process as it was considered a financial burden on tenants.

What about assistance animals?

Guide dogs and other recognised assistance animals are generally not treated in the same way as ordinary pets. Under Equality Act 2010 UK, landlords may need to permit assistance animals as part of making reasonable adjustments for disabled tenants, depending on the circumstances.

The pet changes are only one part of a much wider overhaul of landlord obligations. If you own rental property, now is the time to review how you manage compliance, documentation, and tenant requests. New tools like Flow Legal Properties are emerging to help landlords stay informed, organised, and prepared.

About the author:

Alex is the founder of Flow Legal, a legal tech startup helping landlords understand and comply with their obligations under the Renters’ Rights Act in a simple, easy and cost-effective way. To learn more visit: https://property.flow.legal