Pets in lets: can you refuse from the 1st May 2026?

Pets in lets has been a hot topic for years but as of the 1st May 2026, England will have a new law that defines the right of the tenant and the course of action a landlord must follow. If you’re a landlord worried you’ll be legally-bound to allow an Alsatian into your buy-to-let, read on.

What does the Renters’ Rights Act say about pets in lets?

In theory, the Renters’ Rights Act will make it easier for tenants to keep a domestic animal in a rented property. It will do this by forcing landlords to consider all pet requests and give tenants the right to challenge refusals in the courts.

When does the change come into force?

The majority of the Renters’ Rights Act – including the new pet request law – comes into effect on 1st May 2026. There will be no ‘phasing in’ of the legislation.

What must a landlord do if they get a pet request after 1st May 2026?

On 1st May 2026 and thereafter, there will be a prescribed way for tenants to ask to keep a pet and for English landlords to handle a request. This is:

• The tenant must make a formal request to keep a pet in the property by writing – posted letter or email. This must contain details about the pet they wish to keep.

• The landlord must consider the request on a case-by-case basis – no blanket approach to decisions should apply

• The landlord will have 28 days to respond to the tenant, in writing, regarding their pet request

• A landlord can ask for extra details about the pet, such as breed or training completed. A landlord will have an extra 7 days to respond with their final decision if any extra information is supplied by the tenants after 28 days have elapsed 

• If the landlord does not respond within 28 days (or plus 7 days), the tenant can go to court to prompt a decision

• If the landlord refuses a pet request, they must do so in writing, outlining their reasons

• If the landlord consents, they must also communicate this to the tenant in writing

• A tenant has the right to challenge a refusal in court if they feel the landlord is being unreasonable

• Once permitted, a landlord can’t retract their permission to keep a pet

• Each pet will need its own consent – there can’t be multiple animals under one request

What reasons can a landlord refuse a pet request?

As pet requests will form a new lettings law, it is wise for us to publish the list of reasons to refuse as they appear on the Government’s website:

It may be reasonable to refuse a request in some circumstances, such as:  

• another tenant has an allergy  

• the property is too small for a large pet or several pets  

• the pet is illegal to own  

• if you’re a leaseholder, and your freeholder does not allow pets 

Reasons to refuse a pet that may not stand up in court

The Government stipulates that it will not usually be reasonable to refuse a pet request if you: 

• do not like pets   

• have had issues with tenants who had pets in the past  

• have had previous tenants with pets who damaged the property  

• have general concerns about potential damage in the future  

• think a pet might affect future rentals  

• know the tenant needs an assistance animal, such as a guide dog 

Untested waters

The first few months following the new pet request legislation will, no doubt, involve a number of test cases that will shape the future of the law. We will be tracking how many tenants challenge decisions in court, what the rulings are and the reasons deemed valid to refuse a pet request. For example, the Government has not defined what a ‘pet’ is, so we don’t know if a landlord will rightly be able to refuse a rabbit that needs access to grass in a small, gardenless flat.

Is there a similar law in Scotland and Wales?

The Housing (Scotland) Act 2025 has received Royal Assent and when the contents are implemented, (no firm date as yet but hopefully in 2026), Scottish tenants will have the right to request to keep a pet in most rental properties, subject to criteria.

Although there is no formal pet legislation in Wales, the Government’s website states: ‘any pet clause (added) as an additional term in the contract should allow a contract-holder to ask for permission to keep a pet, and the landlord is not allowed to unreasonably refuse the request.’ 

Got a pet peeve?

We’re here to support tenants and landlords as the Renters’ Rights act changes our lettings landscape. Contact us if you have any questions on pets in lets.