Renting with pets is an emotive topic, often dividing landlords and tenants, for obvious reasons. Two recent government measures have brought pets to the forefront of industry conversation, with big implications for renting.
Update for 2026: the Renters’ Rights Act pet rules (England)
Much of this article describes the position back in 2021–22, when these changes were only proposals. They are now law. The Renters’ Rights Act 2025 received Royal Assent in October 2025 and its pet provisions take effect in England from 1 May 2026. Here is what actually applies now.
- Tenants have a legal right to request a pet – in writing, describing the pet.
- Landlords must not unreasonably refuse. Each request is judged on its merits and the landlord must reply in writing, normally within 28 days (extendable if they reasonably need more information).
- Reasonable refusals include a superior lease or freeholder that bans pets, or a property genuinely unsuitable for the animal. A blanket “no pets” rule, or a vague worry about possible damage, is not enough.
- Pet insurance is not a permitted payment. The clause that would have let landlords require tenants to take out (or pay for) pet-damage insurance was removed before the Act passed. Landlords cannot make insurance a condition of consent or charge tenants for it – that would be a prohibited payment under the Tenant Fees Act 2019. Tenants may insure voluntarily.
- Deposits are unchanged. The 5-week deposit cap still applies in England and there is no separate “pet deposit.” Tenants remain liable for any damage their pet causes.
- Challenging a refusal. A tenant who believes consent has been unreasonably refused can challenge it; the Act’s new redress routes, including the Private Rented Sector Landlord Ombudsman, are designed to handle such disputes.
Does this apply across the UK?
These Renters’ Rights Act pet rules apply in England only. Wales (Renting Homes (Wales) Act) and Scotland (Private Residential Tenancy) operate separate regimes, where pet permission is governed by the tenancy or occupation contract.
Frequently asked questions
Can a landlord refuse a pet under the Renters’ Rights Act?
From 1 May 2026 in England, a tenant can request a pet in writing and the landlord must not unreasonably refuse. A refusal needs a genuine reason – for example a superior lease that bans pets, or a property unsuitable for the animal. A blanket “no pets” policy is no longer enough.
Do tenants have a legal right to keep a pet in 2026?
They have a right to request one and to a fair, case-by-case decision – not an unconditional right to keep any pet. The landlord must reply in writing, normally within 28 days.
Can a landlord charge a pet deposit or require pet insurance?
No. In England the deposit is capped at five weeks’ rent with no separate pet deposit, and the clause that would have let landlords require pet-damage insurance was removed before the Act passed. Charging a tenant for pet insurance is a prohibited payment.
How long does a landlord have to respond to a pet request?
Normally 28 days from the written request, and the response must be in writing. This can be extended if the landlord reasonably needs more information.
Do these pet rules apply in Wales and Scotland?
No – the Renters’ Rights Act applies in England only. Wales (Renting Homes (Wales) Act) and Scotland (Private Residential Tenancy) have their own regimes, where pets are governed by the tenancy or occupation contract.
The government’s model tenancy agreement has been updated to allow tenants to keep pets by default. The bigger pet change came later, through the Renters’ Rights Act 2025 – see the 2026 update at the top of this article.
The 2022 Renters Reform white paper first proposed making it easier for tenants to keep pets, including a right to request a pet. The related idea of allowing pet insurance as a permitted payment was later dropped – see the 2026 update above for what actually became law.
These changes will certainly impact pet owners, but what do they mean for landlords and tenants?
Related article: Government White Paper for Landlords and Renters 2022
Tenants currently renting with pets
Renters with pets often struggle to find accommodation that will accept them. In 2020, only 7% of landlords advertised their property as suitable for pets (GOV.UK). With such a small proportion of pet-friendly rentals, some tenants have no choice but to give up their pets.
Before the Tenant Fee Ban, many landlords allowed pets, while simply increasing tenancy deposits to mitigate potential damage. With deposits in England limited to 5 weeks’ rent, landlords no longer have this option.
In Wales and Scotland, landlords can request an additional deposit for pets, on top of the tenancy deposit, to cover any damage caused by animals.
New pet insurance amendment to Tenant Fee Ban
In the government’s Renters Reform Bill white paper, they have pledged to “legislate to ensure landlords do not unreasonably withhold consent when a tenant requests to have a pet in their home, with the tenant able to challenge a decision”.
Update: this did not happen. The proposal to amend the Tenant Fees Act 2019 so landlords could require pet insurance was removed before the Renters’ Rights Act passed. Landlords cannot require pet insurance or charge tenants for it, and the 5-week deposit cap still applies in England with no separate pet deposit.
The government says they will encourage a “common-sense approach” and believe that “alongside greater security and quality, these measures will help tenants truly feel like their house is their home”.
Whatever happened to “Jasmine’s Law”?
Before the Renters’ Rights Act, a private member’s bill – the Dogs and Domestic Animals (Accommodation and Protection) Bill 2019–21, nicknamed “Jasmine’s Law” – proposed a tenant right to keep pets, “responsible guardianship” certificates for owners, and the idea of pet insurance as a permitted payment. It was a Ten Minute Rule Bill and lapsed at the end of the 2019–21 session without becoming law. Its core aim was taken forward by the Renters’ Rights Act 2025 – though the pet-insurance element was dropped (see the 2026 update above).
Model tenancy agreement changed to allow renting with pets
Alongside the proposed bill, the Ministry of Housing updated its standard tenancy agreement so that landlords cannot issue a ‘blanket ban’ on pets in their tenancy.
Allowing pets is now the default position on the government’s recommended model tenancy agreement.
If a landlord doesn’t want their tenant to have a pet, they must object in writing within 28 days of a written request from the tenant. The landlord must provide a good reason, such as in smaller properties where owning a pet would be impractical.
Despite the change to the model tenancy agreement, properties can still be advertised as ‘no pets’ or ‘no pets considered’. The update just means that tenants in-situ can put forward a written request to keep a pet to the landlord, and the landlord has 28 days to object with a good reason.
Tenants will still have a legal duty to cover the costs of any damage caused by pets.
Housing Minister Christopher Pincher MP said:
“We are a nation of animal lovers and over the last year more people than ever before have welcomed pets into their lives and homes.
“This [change] strikes the right balance between helping more people find a home that’s right for them and their pet while ensuring landlords’ properties are safeguarded against inappropriate or badly behaved pets.“
Did the Tenant Fees Act make things harder for pet owners?
To an extent, yes. The Tenant Fees Act 2019 caps deposits at five weeks’ rent and bans most extra charges. Landlords can no longer take a separate pet deposit. And because the Renters’ Rights Act dropped the pet-insurance clause, they cannot require pet insurance either. So landlords carry more of the risk – though tenants stay fully liable for any damage their pet causes.
How do landlords feel about pets?
Attitudes are warming, but caution remains. Many landlords welcome responsible pet owners, because pet-friendly homes often let faster and keep tenants for longer. Others still worry about damage, especially now that deposits are capped and pet insurance cannot be required. The new right-to-request rules make one thing clear: every landlord needs a fair, written process for pet requests rather than a blanket ban.
Pet damage insurance is available for both landlords and tenants here.
