Considering the Renters Reform Bill, what are the new rules around challenging tenant pet requests, and can I still charge a higher deposit or pet rent to cover potential damages?
Quick Answer
The Renters Reform Bill will introduce a 'right to request a pet' for tenants, requiring landlords to have reasonable grounds for refusal. Landlords can mandate pet insurance, but cannot charge higher deposits or 'pet rent'.
## Navigating Tenant Pet Requests Under the New Renters' Rights Act
From 1 May 2026, the Renters' Rights Act 2025 significantly alters how landlords must approach tenant pet requests, removing the ability to simply say no. The Act stipulates that landlords cannot unreasonably refuse a tenant's written request to keep a pet, provided the tenant seeks permission. Furthermore, landlords can only require tenants to take out pet insurance to cover any potential damage to the property, explicitly prohibiting higher deposits or 'pet rent'. This new framework aims to balance tenant choice with landlord protection against property damage.
### What are the new rules regarding pet requests?
The Renters' Rights Act 2025 introduces a 'default right' for tenants to request a pet, meaning landlords must not unreasonably withhold consent when a tenant makes a written request. This effectively shifts the burden of proof, requiring landlords to provide a valid reason for refusal. According to government guidance, valid reasons might include the property not being suitable for the specific type of pet (e.g., a large dog in a small flat without outdoor space) or a head lease prohibiting pets. However, general 'no pets' clauses in tenancy agreements will no longer be enforceable if a tenant makes a formal request.
### Can I charge a higher deposit or 'pet rent'?
No, the Act explicitly prohibits landlords from charging a higher tenancy deposit or imposing a 'pet rent' to cover potential pet-related damages. The Tenant Fees Act 2019 already caps tenancy deposits at five weeks' rent for properties with an annual rent under £50,000, and six weeks' rent for properties with an annual rent of £50,000 or more. The new legislation reinforces this by stating that the only financial stipulation a landlord can make regarding a pet is to require the tenant to obtain appropriate pet insurance. This insurance is intended to cover the cost of damage to the property caused by the pet. For example, if a property typically rents for £1,000 per month, the maximum deposit remains £1,153.85 (5 weeks' rent), regardless of a pet. A landlord cannot ask for £1,300 to accommodate a dog.
### What constitutes an 'unreasonable' refusal?
An unreasonable refusal is any denial not based on legitimate property-specific or legal grounds. For instance, a blanket ban on pets without considering the individual request would be deemed unreasonable. If a tenant proposes to keep a well-behaved cat in a suitable property, and the landlord refuses without specific justification, this is likely unreasonable. Conversely, refusing a tenant's request to keep several large dogs in a small, one-bedroom flat with no garden would likely be considered reasonable. Similarly, if the property is leasehold and the head lease explicitly forbids pets, this would also be a reasonable ground for refusal. The government's intention is to promote responsible pet ownership while providing landlords with reasonable protection.
### What if the pet causes damage?
If a pet causes damage to the property, the landlord's recourse is through the pet insurance the tenant was required to hold. For example, if a dog chews through a door frame costing £300 to repair, the landlord would claim this from the tenant's pet insurance. If the tenant did not maintain the required insurance, or the damage exceeds the policy's coverage, the landlord could pursue the tenant for the costs, potentially deducting from the standard tenancy deposit at the end of the tenancy, subject to the usual dilapidation rules and deposit protection scheme regulations. This new approach shifts the financial protection mechanism from a higher deposit to a specific insurance policy.
## Potential Challenges for Landlords
* **Enforcement of Insurance:** Ensuring tenants maintain adequate pet insurance can be an administrative burden. Landlords will need to verify policies and renewals.
* **Defining 'Reasonable':** The interpretation of 'unreasonable refusal' may lead to disputes, potentially requiring landlords to provide detailed justifications and possibly navigate tribunal proceedings.
* **Leasehold Restrictions:** Properties subject to head leases that prohibit pets can create conflict between the lease terms and the new Act. Landlords should review their leasehold agreements promptly.
## Investor Rule of Thumb
Under the Renters' Rights Act 2025, landlords must operate with a presumption of permitting pets, relying on tenant pet insurance and reasonable refusal grounds rather than increased deposits, fundamentally changing risk management for pet-owning tenants.
## What This Means For You
These changes mean you need a clear strategy for managing pet requests and understanding your legal obligations. Simply adding a 'no pets' clause to a tenancy agreement will no longer suffice. Most landlords don't lose money because they allow pets, they lose money because they don't understand the new regulations around pet insurance and the 'reasonable refusal' criteria. If you want to know how to structure your tenancy agreements and communicate with tenants under these new rules, this is exactly what we analyse inside Property Legacy Education.
Steven's Take
The Renters' Rights Act 2025 marks a significant shift, and as property investors, we must adapt. The core takeaway here is that blanket 'no pet' policies are effectively dead for new tenancies from May 2026. Your focus needs to move to due diligence on the tenant, the specific pet, and crucially, ensuring the tenant has robust pet insurance that covers property damage. This isn't about charging more money upfront, it's about shifting the risk to an insurance product. Landlords with leasehold properties must also understand their head lease terms; if it prohibits pets, that provides a legitimate reason for refusal, but you need to be able to demonstrate it. Proactive communication and clear policy will be key to managing this change effectively.
What You Can Do Next
Review your existing tenancy agreements: Update clauses related to pets to align with the Renters' Rights Act 2025 requirements, specifically removing blanket bans - via your legal counsel or tenancy agreement provider.
Familiarise yourself with the Renters' Rights Act 2025: Understand the specifics of 'unreasonable refusal' and landlord obligations regarding pet requests - by reading the official government guidance on gov.uk.
Research pet insurance options: Understand typical pet insurance coverage for property damage so you can advise tenants appropriately and verify their policies - consult various insurance providers' websites.
Check your head lease agreement if applicable: If your property is leasehold, confirm if there are any pet restrictions that would provide a reasonable ground for refusal - obtain a copy of your head lease from your solicitor or management company.
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