The new pet rules
One of the more tangible changes in the Renters' Rights Act 2026 is the overhaul of pet ownership rules in the private rented sector. An estimated 3.2 million renters in England have been unable to find a pet-friendly property, and millions more have kept pets secretly for fear of eviction.
From 1 May 2026, the rules are fundamentally different. Tenants have a new right to request to keep a pet, and landlords must respond to that request within 28 days. A refusal must be based on a permitted reason — a blanket 'no pets' policy is no longer enforceable.
How to request a pet
Your request must be made in writing. A text or email is sufficient, but a formal letter creates a better paper trail. State clearly: what animal you want to keep, the breed and approximate size, and where the animal will be kept in the property.
Your landlord then has 28 days to respond. If they do not respond within 28 days, the request is treated as granted by default.
Permitted reasons for refusal
A landlord can refuse a pet request on one of the following grounds: the property is subject to a head lease that prohibits pets (for example, in a leasehold flat where the freeholder bans them); the property is genuinely unsuitable for the type of animal requested (a large dog in a studio flat, for example); another occupant has a documented allergy to the animal; or there is a reasonable concern about the welfare of the animal in the property.
A landlord cannot refuse simply because they would prefer no pets, because pets might cause damage in general, or because a previous tenant caused damage. The refusal must be specific to the circumstances.
Insurance and additional deposits
Even if a landlord grants a pet request, they can require the tenant to take out pet damage insurance and provide evidence of the policy. This is a reasonable condition and does not constitute a refusal.
Landlords may also agree to hold an additional deposit specifically for pet-related damage, subject to the overall deposit cap rules. The total deposit (including any pet deposit) must not exceed five weeks' rent for annual rents below £50,000.
What to do if your request is refused
If your landlord refuses your pet request and you believe the refusal is not based on a permitted reason, you can raise a complaint with the PRS Ombudsman. Document the request, the refusal, and the reason given.
If you keep a pet without permission and your landlord seeks to evict you for it, they would need to rely on Section 8 Ground 12 (breach of tenancy terms). However, if your tenancy agreement contains a blanket no-pets clause, that clause is now unenforceable — so there may be no breach to rely on. Take legal advice if you are in this situation.