Pets are a common part of everyday life for many households, including those in rented homes.
From 1st May 2026, the Renters’ Rights Act has changed how renting to tenants with pets works in practice. Tenants (not applicants) now have a legal right to request permission to keep a pet and you must consider those requests within the new statutory framework.
Knowing how this process works is now necessary if you want to stay compliant and manage your properties with confidence.
- Can landlords refuse pets in 2026?
- Can you require pet insurance or extra protection for pets?
- What happens if a tenant keeps a pet without permission?
- What’s the law around renting to tenants with assistance dogs?
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Can landlords refuse pets in 2026?
Yes, but only if you have a “reasonable” excuse.
Under the Renters’ Rights Act, you can no longer include blanket “no pets” clauses in your agreements.
If a tenant makes a written request to keep a pet, you have a legal duty to consider it. You cannot “unreasonably withhold or delay” your consent.
You must respond to a tenant’s request within 28 days, though this can be extended by a further 7 days if you reasonably require more information about the pet to make your decision.
If you refuse, you must provide a valid, written reason which the tenant may choose to challenge through the private rented sector ombudsman.
What is a “reasonable” refusal? This usually comes down to the property’s suitability. For example, keeping a large dog in a small studio flat might be unreasonable. A very common valid reason is a restriction in a superior lease (for example, a block of flats where the freeholder bans animals).
It’s also important to note that this right applies to existing tenants, not applicants. When you are listing your property, you can still indicate your preference in the advert, but once a tenancy has begun, the tenant’s right to request a pet kicks in.
As an OpenRent landlord, you can choose whether or not to allow pets by selecting or deselecting the ‘Pets Allowed’ option under the ‘Tenant Preferences’ section when creating your advert.
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Can you require pet insurance or extra protection for pets?
One of the more practical updates in the 2026 rules is how pet-related risk is handled.
You are now legally permitted to require a tenant to take out pet insurance to cover potential damage, or to require them to pay your own insurance costs for a policy that covers such risks.
You can only charge the tenant the exact cost of the premium; you cannot add a surcharge or use this to generate additional income.
This is a significant protection that replaces the need for a “pet deposit”, which is not a permitted payment.
Tenancy deposits remain capped at 5 weeks’ rent, so insurance is now the main route for covering pet-related risks like damage to flooring or furnishings.
What happens if a tenant keeps a pet without permission?
Now that Section 21 has been abolished, you can no longer end a tenancy simply because an unauthorised pet appears in the property.
If you want to take action, you must rely on Section 8, typically under Ground 12 (breach of tenancy contract terms).
In practice, the courts and the ombudsman will look at whether your response is reasonable. If your original refusal of the pet is found to be “unreasonable” under the new statutory test, an eviction is highly unlikely to be granted.
If the pet is well-behaved, not causing disruption and the tenant is willing to put appropriate insurance in place, an eviction may be seen as disproportionate.
In many cases, the more practical route is to deal with it directly with the tenant by having a conversation.
If the pet is suitable, you can agree to formalise the arrangement by updating the tenancy with a pet clause and making sure the required insurance is in place.
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What’s the law around renting to tenants with assistance dogs?
You must remember that assistance animals (such as guide dogs or hearing dogs) are not “pets” in the eyes of the law.
Under the Equality Act 2010, refusing an assistance animal is almost always considered disability discrimination.
You are legally required to make this “reasonable adjustment” and you cannot charge extra fees or require insurance in the same way you might for a domestic pet.
In fact, even requesting that a tenant pays for insurance in relation to an assistance animal could be flagged as a discriminatory practice by the ombudsman.
