Pets in Rental Properties: What Landlords Need to Know for 2026
Moving away from blanket bans
Under the Renters' Rights Act, landlords will no longer be able to include blanket bans on pets in tenancy agreements. Instead, tenants will have the right to request permission to keep a pet, and landlords must consider each request on its merits.
This is a shift from the current approach where many landlords simply state "no pets" in their agreements and leave it at that. Going forward, the default position is that pets are allowed unless there is a reasonable ground to refuse.
Responding within the correct timeframes
When a tenant submits a written request to keep a pet, the landlord must respond within 42 days. If the landlord does not respond within this timeframe, consent is deemed to have been given.
This means landlords need to have a process in place for handling pet requests promptly. Ignoring or delaying a response is not an option.
When can you reasonably refuse a pet?
Landlords can refuse a pet request, but only on reasonable grounds. Examples of reasonable refusal might include:
- The property is too small for the type of animal requested
- The lease or head tenancy agreement prohibits pets
- The pet poses a genuine risk to the condition of the property
- The property is in a block where communal areas would be affected
The refusal must be specific and reasonable. A general dislike of pets or a vague concern about damage is unlikely to be considered a valid reason.
Deposits, fees and protecting your property
Landlords can require the tenant to take out pet damage insurance to cover any potential damage caused by the animal. This is an important protection and gives landlords a financial safety net without needing to increase the deposit.
The deposit cap of five weeks' rent remains in place, so landlords cannot simply add an extra deposit for pets. Pet damage insurance is the recommended route for managing this risk.
Assistance animals vs pets
It is important to understand the distinction between pets and assistance animals. Tenants with assistance animals are already protected under the Equality Act 2010, and landlords cannot refuse an assistance animal or treat the tenant less favourably because of it.
The new pet rules apply to companion animals, not assistance animals, which have separate and stronger legal protections.
What about new tenants with pets?
The rules apply to both existing tenants making new requests and new tenants who already have pets. Landlords should not refuse to let to someone simply because they have a pet, as this could be seen as unreasonable discrimination under the new framework.
During the referencing process, it is reasonable to ask about the type and size of the pet, and to discuss expectations around maintenance and behaviour, but it should not be used as a blanket reason to reject an otherwise suitable tenant.
Preparing for the changes now
There are some practical steps landlords can take before the rules come into force:
- Review your tenancy agreements and remove any blanket pet bans
- Put a clear process in place for handling pet requests
- Research pet damage insurance options so you can recommend them to tenants
- Consider whether any specific properties in your portfolio genuinely cannot accommodate pets
- Talk to your letting agent about how they will manage pet requests on your behalf
Our view
We understand that pets can be a concern for landlords, especially when it comes to potential damage. However, the reality is that most pet owners are responsible, and many of the best long-term tenants are pet owners who struggle to find suitable accommodation.
By handling pet requests fairly and having the right protections in place, landlords can access a wider pool of tenants and potentially reduce void periods.
Speak to South Beach Lettings
If you have questions about the new pet rules or want help updating your tenancy agreements, get in touch with our team. We can talk you through the changes and make sure your properties are set up correctly before the new rules take effect.
