The Renters’ Rights Act: what it means for you and your pet

TL;DR I want a pet or am a pet parent in England. What’s happening?

• You have a right to request a pet in a rented home: From May 1st, you have a legal right to request in writing to your landlord that you want a pet. Landlords can no longer use "No Pet" clauses to auto-reject you.

• 28-day deadline: Your landlord has 28 days to respond to your request in writing.

• No "unreasonable" refusals: Landlords must provide a valid reason to say no. Personal dislike of animals, for example, is not a valid reason.

• Pet insurance is not mandatory: While early drafts of the law suggested otherwise, the final Act prohibits landlords from forcing you to buy pet insurance that covers damage.

• No extra pet deposits: Landlords can’t ask for more than the standard five-week deposit. Charging a "pet fee" or an extra deposit will be an illegal payment.

• You can challenge refusals: If you think a landlord has refused you unfairly, you can challenge them through the County Court. A Private Rented Sector Ombudsman will launch by 2028 to handle challenges like this.

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What’s changing under the Renters’ Rights Act for those who want pets?

On the 1st May 2026, the Renters’ Rights Act will bring a sweep of changes for those of us living in rented accommodation in England.

But what’s changing for pet parents specifically?

Once May 2026 hits, landlords can’t “unreasonably refuse” a private tenant’s request to have a pet. This means landlords need to give a legitimate reason to say no, like your property’s size.

Currently, a landlord can legally ban a pet from their home within the tenancy agreement; there’s no legal requirement for them to provide a legitimate reason to say “no” to your new furry pal.

Here’s a summary of what’s changing:

• Your landlord can’t refuse to let you have a pet for no reason.

• You’ll need to request permission to have a pet. Your landlord has 28 days (four weeks) to reply.

• They’re allowed to ask for more information, like details about your pet.

• If your landlord asks for more information, they have seven days to reply from when you provide the information. This is within the 28-day deadline.

• Tenancy clauses that say you can’t have a pet don’t apply anymore.

• Hidden pet fees and pet-specific deposits are banned.

What if I’m already renting somewhere - can I ask my current landlord to accept a pet?

If you’re already renting in England, then after the 1st May 2026, any clause in your current agreement that says anything like “No pets allowed” is void.

But you’ll still need permission to get a pet. You’ll need to submit a formal written request to your landlord, who will then have 28 days to decide whether your request is reasonable or not.

Can a landlord legally refuse my pet?

Yes.

The law only means a landlord can’t “unreasonably” refuse a pet. If they have a “reasonable” reason to refuse, then it’s legally fair game.

What counts as a reasonable refusal?

Examples from the UK government website highlight these as legitimate reasons to “reasonably” refuse a pet:

• Another tenant has an allergy.

• The property is too small for a large pet or several pets.

• The pet is illegal to own.

• You’re a leaseholder, and your freeholder does not allow pets.

But a landlord can’t refuse for other reasons, like their dislike of pets, previous issues with other tenants or general beliefs that a pet will cause more property damage.

Can I challenge a refusal?

Yes, you can challenge a refusal.

As part of the Renters’ Rights Act, the government will be introducing a Private Rented Sector Ombudsman to deal with rental accommodation challenges like this. But that isn’t being introduced until 2028.

If you want to challenge a refusal, the only option between May 2026 and 2028 is the County Court.

How to challenge a refusal

• Submit a written request: We recommend that you don’t give up on communication with your landlord, so try a formal letter, providing details about the pet and reiterating why it’s suitable for the property. Combining this with a pet CV is a good idea.

• Request reasons for refusal: During the written request, ask for a reason, in writing, why your landlord believes they have a reasonable concern to stop you from having a pet.

• Escalate: If the reasons for refusal are, to you, unreasonable, you can complain to the Private Rented Sector Ombudsman (after 2028) or take the case to County Court.

What are your rights as a pet parent tenant?

You will have the exact same rights as other tenants under this Act, assuming your landlord accepts the pet.

That means you have the right to:

• Be protected from unfair eviction and unfair rent.

• Challenge excessively high charges.

• Have a written agreement if you have a fixed-term tenancy of more than 3 years.

• Have a tenancy agreement that's fair and reflects the law, like not banning pets for an unfair reason.

• Have your deposit returned when the tenancy ends - and in some circumstances have your deposit protected.

• Know who your landlord is.

• Live in a property that’s safe and in a good state of repair.

• Live in the property undisturbed.

• See an Energy Performance Certificate for the property.

Shelter has an excellent round-up video of the reform changes generally, which is worth watching if you’re currently in private accommodation:

What are your responsibilities as a pet parent in a rented home?

Assuming your landlord agrees that you can parent a pet (how exciting!), you’ll have certain responsibilities. You’ll be expected to:

• Clean your rented accommodation of any pet dirt and damage, especially at the end of tenancy.

• Keep noise, like barking, to a minimum, especially early in the morning and late at night.

• Prevent property damage, meaning that yes, you’ll need to train Snuffles not to scratch the furniture.

Do I need pet insurance as a tenant under the new law?

Earlier drafts of the Renters' Rights Act stated that landlords would require tenants to buy insurance to cover pet damage. But this is no longer the case.

There is no legal requirement for you to buy pet insurance under this new law. Your landlord may still ask for it as part of your discussions with them, but it isn’t a legal requirement, and your landlord cannot refuse a pet because you don’t have a pet insurance policy.

We always recommend pet parents get good pet insurance, but that has nothing to do with the Renters’ Rights Act.

Can landlords charge pet deposits and hidden fees after May 2026?

No. These are strictly banned under the Renters’ Rights Act. A landlord can only charge the standard five weeks for a deposit.

From May 2026, landlords cannot charge "pet fees" or increase your rent mid-tenancy because of a pet. But they can advertise "pet-friendly" homes at a higher market rate from the start.

In Wales, landlords can charge an additional deposit for pets in a rental property under the Renting Homes (Fees Etc) (Wales) Act 2019.

Will the Renters’ Rights Act actually change anything, and can you defend your rights?

Now, we all know that just because something is put into law, it doesn’t always mean it will be properly enforced; in many cases, it’s a best-case scenario that sadly doesn’t match the experiences of regular pet parents like us.

So, how might this play out?

We asked Russell Hunt, a fellow pet parent with nearly 30 years’ experience as a property search and relocation agent and Founder of Pets Lets, to get his thoughts on how the Renters’ Rights Act may (or may not) change things:

“It’s a step in the right direction. But sadly, I don’t see it making much of a difference. Landlords will still find excuses to say “no” to pets, and many feel disempowered by the new Act.

Theoretically, it’s great for pet parents, but my experience has me questioning “will this work?”, especially as more landlords are leaving the industry in response to regulatory changes.

In fact, if landlords do leave, this lessens supply and makes pet-friendly lettings more competitive.

But I’ve noticed some positive changes around the industry, as well. A few landlords are warming up to pets, especially for tenants with higher salaries, even if the five-week deposit cap still may be seen as too low.

Some are open to responsible pet parents, especially tenants who communicate it up front. But for many, the legislation is a step too far.

Thinking long-term, we need a better definition of what “pet-friendly” means in the context of housing: What if someone has multiple pets? What if they’re older? Are certain breeds a problem, but others, like hypoallergenic ones, okay? There are a lot of questions left unanswered.

If you’re a tenant, I’d advise getting as much information as possible together about your pet and create a pet CV. This is evidence that you’re a responsible pet parent, and it helps paint a picture to your current or a new landlord that you’re going to take care of their property.

We won’t know how it will play out. But I can see landlords, on the whole, still denying pets.”

This doesn't mean you should give up as a renter. It's worth trying all legal routes, especially since the reward is our favourite thing in the world: pet parenthood.

Why we think pet insurance is important for renters

If you’re thinking about becoming a pet parent, we know there’s a lot to take in. Throw the Renters’ Rights Act into the mix, and soon enough it becomes a lot to handle.

It’s easy to get confused by insurance, especially when you’re spinning so many plates as a renter. Thankfully, our pet insurance is there to give you peace of mind.

With up to £20,000 vet fee cover on our Complete Care plan, 24/7 access to a video vet and a host of ManyPets Perks, you’ll be picking someone who is there for life with your tailmate.

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Your Renters’ Rights Act questions, answered

Can a landlord evict me for having a pet?

Yes, but only if your landlord’s tenancy agreement prohibits pets. After the Renters' Rights Act comes into play, they can only evict you if they have provided a reasonable reason to refuse a pet and you’ve ignored it.

Are there rules for pets if I’m a leaseholder?

Yes. As a leaseholder, your ability to keep pets depends on your lease agreement, which sometimes prohibits pets without the freeholder's consent.