Every dog has its day: pets in rental properties under the new rules

For as long as most of us can remember, the default landlord position on pets has been a simple one: no. A blanket ban in the tenancy agreement, no further discussion required. The Renters' Rights Act 2025 has changed that — and while it's not quite the free-for-all some landlords feared, it does mean the old approach no longer flies.

Here's what's actually changed, what you can still do, and how to protect your property sensibly.

The new rule: tenants can now formally request a pet

From 1 May 2026, private tenants have a statutory right to request permission to keep a pet. The request must be made in writing and include a description of the animal. Blanket bans — the "no pets under any circumstances" clause that's been standard in tenancy agreements for years — are no longer enforceable.

That doesn't mean tenants can simply turn up with a Labrador. It means they can ask, and you must engage with the request properly.

What landlords have to do — and by when

Once a written request arrives, you have 28 days to respond in writing with either consent or a refusal. If you ask the tenant for more information about the pet within that 28-day window, the clock pauses until seven days after they provide it. If you need to check with a freeholder or superior landlord first, the same applies — you have seven days from their response to give your answer.

The key point: you must respond, in writing, within the timeframe. Ignoring the request isn't an option.

Can you still say no?

Yes — but with a reason. Legitimate grounds for refusal include the property being genuinely unsuitable (a large dog in a small flat with no outdoor space, for example), restrictions in a superior lease or freeholder agreement that prohibit pets entirely, or legitimate concerns about the welfare of the animal or risks to neighbouring residents.

Vague reluctance doesn't count. The refusal needs to be reasonable and specific.

What about the extra deposit?

Here's something that catches landlords out: you cannot charge a separate pet deposit or additional pet-related fees. The existing deposit cap still applies. What you can do, however — and the Act expressly permits this — is make your consent conditional on the tenant taking out pet damage insurance. That's a reasonable middle ground, and one worth considering.

What we actually see at end of tenancy

We do a lot of end of tenancy work, so we see the reality of pets in rental properties fairly regularly. In honesty, the horror stories are the minority. Most pet owners are responsible tenants who know they're guests in someone else's property. That said, the most common issues we encounter are:

• Scratched or stained flooring, particularly in hallways and living rooms

• Chewed skirting boards or door frames (a puppy special)

• Lingering odours in carpets and soft furnishings

• Fur worked into carpets beyond what a standard clean shifts

• The occasional claw mark on a kitchen cupboard door

All of these are fixable. Flooring can be sanded or replaced, skirting can be made good, carpets can be deep-cleaned or swapped out, and a repaint freshens everything. None of it is catastrophic — and with a solid inventory in place at the start of the tenancy and a proper check-out at the end, any genuine damage is straightforward to evidence and claim for.

The practical approach

Our suggestion: rather than viewing the new rules as something to resist, treat them as an opportunity to ask better questions upfront. What's the animal? How big is it? Does the tenant have pet damage insurance in place? A tenant who's happy to answer those questions and take out appropriate cover is probably a tenant worth having.

If a tenancy does end with pet-related work needed, we can handle it — flooring, decoration, cleaning, minor repairs, whatever's required. Give us a call on 020 7993 8277 or drop us a line at info@lapps.co.uk and we'll get it sorted quickly.

Legal disclaimer: The information in this post is provided for general guidance purposes only and does not constitute legal advice. The Renters' Rights Act 2025 is new legislation and specific provisions may be subject to further guidance or interpretation. We recommend seeking advice from a qualified professional for guidance specific to your circumstances. LAP Property Services accepts no liability for any decisions made in reliance on this content.

LAP Property Services provide property maintenance, electrical, gas, and compliance services to landlords and letting agents across London. Visit www.lapps.co.uk to find out more.