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

Summary: What’s happening, and can landlords refuse pets? 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: Colleen Babcock, Property Expert at Rightmove , commented on how these changes may impact life for tenants and landlords: “Our recent survey of current and past renters revealed that 57% had missed out on a rental property they wanted in the past, due to being unable to move their pet in. So, it’s clear that changes to rules around renting with pets are likely to bring more choice and flexibility for many renters, especially those who’ve previously found it difficult to secure a home that welcomes their pet. At the same time, it’s important to recognise landlords’ concerns around property condition and the costs that might come with that, which is why open communication and transparency on both sides will be key to making these changes work well in practice.” 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 landlords refuse pets? 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: 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 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: 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: 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 for pet-friendly housing. From May 2026, landlords cannot charge "pet fees" or increase your rent mid-tenancy because of a pet. Monthly pet rent, for example, may be seen as a prohibited payment if a landlord increases them mid-tenancy because you got a pet. But landlords can advertise pet-friendly rental housing 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. But the issue isn't just about renters and landlords. Headleases - the primary, superior lease agreement between a freeholder (property owner) and a tenant (who can be a landlord or developer) - often ban pets outright. The Renters' Reform Act won't touch these. Toby Brown, Sales Director & Founder of TLC London and self-confessed pet lover, has concerns in this area: "I’m a massive dog lover. My company, TLC London , has three office dogs, and a prerequisite for working here is ‘loving dogs’. I even have a sign in my home which says ‘If my dog doesn’t like you, we probably won't either’ to prove it! That means we’re really passionate about pet parents and their property rights, so we’ve kept a close eye on the Renters’ Rights Act. The new law allowing pets in tenancies is a great start, but in places like Kensington, it’s barely scratching the surface - in fact, the problem isn’t just about landlords and renting! The real "dinosaurs" are the headleases. Most of these old agreements have blanket "no pets" clauses that give freeholders or a single director the power to say no just to avoid the "aggro" of potential complaints. So, this new law is essentially null and void if the building or (in many cases) one person (a freehold director) says no. That’s thousands of flats that won’t be able to parent a pet due to the headlease. Sometimes, the reasons for these old agreements are small, too. A large, prestigious block with 200-odd flats, for instance, had one owner who complained of a dog barking 20 years ago. Since then, dogs have been banned in all flats there. It’s frustrating to see 200-flat blocks ban dogs entirely just because of one barking incident twenty years ago. We need a massive overhaul that actually makes a difference, in addition to the Renters’ Rights Act: I would love to see a government petition for deleting the ‘no pets’ clause in all leases and replacing it with a ‘reasonable’ allowance, which could only be revokable if an incident occurred which endangered a resident on the block. At the end of the day, most dogs are great because they’re loved and trained. It’s time our leases reflected that instead of stuck-in-the-past rules." 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. 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. Are emotional support animals and service animals (ESAs) exempt? Landlords must accept rained service animals, like assistance dogs, under the Equality Act 2010. It's considered a "reasonable adjustment". But this doesn't apply to ESAs. They're seen, in the eyes of the law, as pets, so you'll need to ask for a landlord's permission first.

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

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