In recent years, the private rental sector has undergone a raft of changes and 2025 is set to be no different. Among the most talked-about reforms in the UK government’s proposed Renters' Rights Bill is the new right allowing tenants to request to keep pets in rented accommodation, with landlords only able to refuse these requests for specific, justified reasons.

While this is a significant shift in how pets and tenancy agreements work, it's important that landlords and letting agents view the change pragmatically. The legislation, once passed, will become a reality for all private landlords in England; those who prepare now will be best placed to adapt smoothly.

We're going to break down what the new law entails, what rights and responsibilities landlords retain, the legitimate grounds for refusing pets, and how the financial implications of pet damage are addressed.

The New Right to Request a Pet

Under the proposed Renters’ Reform Bill, tenants will be legally entitled to request permission to keep a pet in their rental property. The default stance of this legislation is “pro-pet”, meaning landlords must not unreasonably withhold consent. If they do refuse, they must provide a valid and reasonable justification within 42 days of receiving the request.

This marks a shift from the current status quo, where landlords can include “no pets” clauses as standard and reject requests at their discretion. Once this provision becomes law, blanket bans will effectively become unenforceable unless clearly justified on legal or safety grounds.

When Can a Landlord Refuse?

The good news for landlords is that you still have the right to refuse pets, as long as your refusal falls within a set of defined, lawful reasons. These include:

• The property is unsuitable for animals – For example, keeping a large dog in a small studio flat without outdoor space.

• Allergies or medical needs – If a future tenant in shared accommodation has a severe allergy to animal dander, this may be a reasonable ground for refusal.

• Leasehold or building restrictions – If the head lease or management company prohibits pets (e.g. in a block of flats), landlords can cite this as a legal barrier.

• Previous issues or damage – If a tenant has a history of failing to control their pet or causing damage, this can be considered grounds for refusal.

• Health and safety concerns – Where a specific animal poses a legitimate risk to others – for example, an aggressive dog breed or an exotic animal.

The key takeaway here is that refusals must be fact-based, documented, and communicated clearly within the timeline. Vague objections or personal preferences won’t suffice under the new rules.

Landlord Protections: Pet Insurance and Damage Costs

Understandably, landlords may be concerned about the potential for pet-related damage. To address this, the legislation originally included a safeguard of tenants being required to take out pet damage insurance or, if insurance isn’t available, agree to cover pet damage costs directly. Pet insurance as a pre-requisite is no longer the case, which is of concern to many landlords.

The requirement for insurance originally was proposed to be in place before the tenant moved in, and was intended to protect landlords from excessive wear and tear beyond what would normally be expected. Damage to carpets, scratched doors, unpleasant odours, and even flea infestations would fall under this remit, so long as they exceed fair wear and tear.

This is no longer the case, and this requirement has been removed from the proposed bill. It's currently unclear what protections will be available to landlords, and this is something that we'll only be able to learn more about once the bill is passed.

Steps Landlords Should Take Now

Though the bill has yet to pass into law, its trajectory is clear. Landlords who start adapting now can stay ahead of the curve and avoid being caught unprepared.

Here’s what we recommend:

1. Review and Update Tenancy Agreements

Remove outdated “no pets allowed” clauses and instead include a “pet request” clause that aligns with the upcoming law. Outline the process for pet requests and any insurance requirements.

2. Create a Pet Policy

A written pet policy that defines acceptable pets (e.g. size, breed, number), responsibilities of the tenant, and inspection schedules can help standardise how requests are evaluated.

3. Check Building Restrictions

If your property is leasehold or managed by a third party, verify whether pets are allowed. If there are restrictions, retain copies of relevant documentation so you can show legal justification for any refusal.

4. Adjust Inventory and Inspection Protocols

When pets are present, property inspections may need to be more frequent. Detailed inventories (with photos) at check-in and check-out will be vital to assess any damage properly.

A Balanced Approach Yields the Best Results

While many landlords are understandably cautious about pets, there are advantages to being pet-friendly. Tenants with pets tend to stay longer, reduce void periods, and may be more willing to pay a premium rent in exchange for keeping their furry companions.

By proactively setting boundaries, and responding to requests transparently, landlords can reduce risks and make the transition smoother. And from a commercial perspective, those who embrace these changes early will likely find themselves with more prospective tenants – and fewer disputes.

Are Pets Here to Stay?

The Renters’ Reform Bill signals a changing dynamic between landlords and tenants, particularly around pet ownership. While it does introduce new obligations, it also protects landlords through clear refusal criteria.

The era of blanket bans is ending – but with thoughtful preparation, landlords and letting agents can maintain control over their properties while adapting to a more pet-inclusive rental market. The key is to prepare now, set your processes, and communicate clearly.

Because in the end, navigating change well is what separates reactive landlords from resilient, future-ready ones.