Latest changes
- tenants now have a legal right to request a pet, following the introduction of the Renters’ Rights Act on 1 May
- since the new rules came into effect, nearly half of England’s renters (44%) have welcomed or plan to welcome a pet in 2026
- more than one in ten (12%) acted within weeks* of the reforms coming in
- 93% of renters with pets are taking active steps to protect the homes they rent against damage caused by pets, such as deep cleaning and fitting gates
Landlords in England can no longer issue a blanket ban on pets in their rental property, following the introduction of the Renters’ Rights Act on 1 May 2026.
New figures show more than half of England’s renters have welcomed a pet since the new rules came in, or plan to in 2026. The research from Simply Business highlights the number of tenants taking advantage of the greater flexibility, but what might this mean for landlords seeking to protect their property from pet damage.
As a landlord, you’ll want to remain compliant and keep your property safe. This guide breaks down exactly what the new rules mean for landlords in England, how to manage requests for pets, and what this means for your insurance.
How the Renters’ Rights Act changes things
The Renters’ Rights Act changed the rules for keeping pets in private rented housing in England. Tenants now have the right to request to keep a pet – and landlords can’t unreasonably refuse this.
This right applies all private tenancy agreements, regardless of what the contract actually says.
A tenant must make a request in writing. They need to include a description of the pet – such as the type of animal, its size, and how much room it needs.
Once you receive this request, you can’t unreasonably refuse permission.
You’ll have 28 days to respond to the request in writing. If you need more information about the pet, you can ask the tenant for it within that 28-day window. After they provide the extra details, you get an extra seven days to issue your final response.
If you refuse a pet, you need to explain why.
When is it reasonable to refuse a pet?
While you can’t issue blanket bans under the new rules, you can still refuse permission if you have a reasonable excuse. The UK government website says reasonable refusal could include:
- another tenant with an allergy
- the property is too small
- the pet is illegal to own
- your freeholder doesn’t allow pets
On the other hand, it’s usually unreasonable to refuse just because you don’t like animals. You also can’t refuse simply because you had issues with pet-owning tenants in the past, or because you have general concerns about potential damage.
Deposits and banned fees
Many landlords worry about the financial impact of pet damage. Previously, landlords could charge a higher security deposit for tenants with pets. But the Tenant Fees Act 2019 capped deposits at five weeks’ rent, meaning you can’t ask for an extra pet deposit.
If you ask tenants for extra fees to keep a pet after 1 May 2026, it will be classed as a banned fee. You also can’t ask a prospective tenant to pay a higher rent simply because they have a pet. Breaching these rules can lead to financial penalties.
Evicting a tenant with an unauthorised pet
The Renters’ Rights Act has abolished Section 21 evictions, so as of 1 May 2026, you’ll need to prove a specific reason to evict a tenant. If a tenant keeps a pet without permission, you could potentially use Ground 12 of Section 8, which covers breaches of the tenancy agreement. Or Ground 12 or 15, if the pet causes damage to the property or furniture.
Read more: Landlord checklist – what to do before renting out a property
What if a tenant needs an assistance or support animal?
If a tenant requires an assistance animal such as a guide dog, the landlord is expected to make a ‘reasonable adjustment’ to allow them.
If they don’t, this could be deemed as discriminatory behaviour that goes against the requirements of the Equality Act 2010.
Emotional support animals are different, as they’re not legally recognised in the UK. This means they’re subject to the exact same rules as standard pets, even if the tenant has a certificate from an emotional support animal organisation.
Up to 50% of renters have welcomed, or plan to welcome, a pet in 2026
New research from landlord insurance provider Simply Business reveals that, since the Renters’ Rights pet rules came into effect in May, nearly half of renters (44%) have welcomed or plan to welcome a new animal companion in 2026.
- more than one in ten (12%) acted within weeks* of the reform taking effect
- nearly one in five (18%) 25 to 34-year-olds already welcomed a new pet within weeks of the change, and more than a third (37%) plan to get one this year
Renters with pets looking after their proprety
The research also suggests that renters are taking their pet responsibilities seriously. Britain’s new generation of pet owners are proving to be conscientious, with 93% taking active steps to protect the homes they rent against damage caused by pets.
The most common precautions are deep-cleaning the property during the tenancy (52%), fitting gates to keep pets out of certain rooms (39%), and using machine-washable sofa covers and furniture protectors (38%).
Most common precautions tenants with pets are taking
52%
Deep-cleaning the property during the tenancy
39%
Fitting gates to keep pets out of certain rooms
38%
Using machine-washable sofa covers and furniture protectors
Pet damage insurance for landlords
Pet property damage cover can cover costs related to damage caused by a tenant’s pet to your rental property. Existing landlord insurance customers can contact us to find out about adding this cover to their policy.
Alex Woolf, Landlord Insurance Product Lead at Simply Business, said: “It’s reassuring to see how responsibly renters are approaching this shift, but even with precautions, unexpected damage can happen.
“With pet deposits no longer an option under recent reforms, landlords need alternative solutions. Our specialised Pet Property Damage cover offers a sensible safety net. Backed by our UK-based team of experts and a 24/7 claims helpline, we’re proud to help landlords protect their investments in this new era of renting.”
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The pros and cons of allowing pets
While the legislation removes the option of a blanket ban, there are actually several business benefits to accepting pets:
- happier tenants and longer tenancies – being able to keep a pet could improve a tenant’s happiness. The happier the tenant, the longer they’re likely to stay in your property. This means more stability and lower overheads for the landlord
- a better relationship with tenants – if your tenants know you trust them to keep a pet, this could improve your relationship. As a result, they could be more likely to look after your property and alert you to problems quickly
3 tips for allowing pets in your property
Landlords can deny pet requests if they have a good reason, but rental reforms make it much easier for tenants to keep pets now.
Other than getting comprehensive pet damage insurance to cover your property against pet damage, here are three things you could do:
- If possible, arrange to meet the pet before accepting the request. This could help to put your mind at ease that the pet is friendly and well-behaved.
- Draft some pet rules for the property, and go through them carefully with your tenant.
- Regular property inspections can help you to spot any damage early and make sure your tenant is following the rules you set out for keeping a pet.
Frequently asked questions about pets in lets
How long do I have to respond to a tenant’s pet request?
Under the new Renters’ Rights Act rules, you have 28 days to respond to a written pet request. If you need to ask the tenant for more information about the animal, you get an extra seven days from the moment they provide those details.
Can I charge higher rent for a tenant with a pet?
No. From 1 May 2026, landlords must advertise a specific rent and cannot encourage or accept higher bids. Asking a tenant to pay a higher rent because they have a pet will be an offence.
Can I deduct money from the deposit for pet damage?
Yes. If a pet causes damage to your property or furniture, you can keep money from the standard five-week security deposit to cover the repair costs. You can’t, however, charge a separate, higher deposit specifically for pets.
What should I do if a tenant’s pet is causing a nuisance?
If a pet is causing noise complaints or antisocial behaviour, speak to your tenant first to try and resolve the issue. If the problem continues, keeping an unauthorised or disruptive pet can be grounds for eviction under Section 8.
More guides for buy-to-let landlords
- Landlord responsibilities – a guide to property maintenance and repair
- What tenants want in 2026 (and how often to decorate your property)
- Are landlords responsible for pest control in rental properties?
- How to get a buy-to-let mortgage: a simple guide
Methodology
The research was conducted by Censuswide, among a sample of 1,000 private renters in England (aged 18+). The data was collected between 20.07.2026 – 24.07.2026. Censuswide is a member of the Market Research Society (MRS) and the British Polling Council (BPC), and a signatory of the Global Data Quality Pledge. Censuswide adheres to the MRS Code of Conduct and ESOMAR principles.
Official statistics show that approximately 11 million people live in privately rented accommodation in England. To align the population estimate with the survey audience of private renters aged 18+, Simply Business estimated the adult private renter population at approximately 9 million people. Based on the finding that 44% of private renters have got, or plan to get, a pet in 2026, this equates to approximately 4 million adult private renters (3.96 million, rounded).
* Percentage of renters who welcomed a new pet in May or June 2026.
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