Around 62% of UK households own at least one pet, yet the number of rental listings advertised as pet-friendly is actually falling. That gap leaves millions of tenants in a difficult spot — either hiding a pet and risking eviction, or struggling to find a home that will accept one. The Renters’ Rights Act has changed the rules in England, but many tenants and landlords still don’t know exactly what’s allowed and what isn’t.
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This article is general information only and does not constitute professional advice. For your specific situation, consult a qualified professional.
The new law applies only to tenants already living in a property who want to request a pet. If you’re searching for a new rental, landlords can still choose not to accept pets. That’s a key distinction that often gets missed. Here’s what you actually need to know.
The central concept here is the written pet request. Under the Renters’ Rights Act, a tenant in England can submit a formal written request to keep a pet. The landlord must respond within 28 days with a valid written reason if they refuse. This replaces the old system where landlords could simply say no without explanation.
What I tend to notice is that most tenants don’t realise they can push back on an unreasonable refusal. If a landlord says no without a proper reason, the tenant can challenge it through the Private Rented Sector Ombudsman Service once it’s fully operational. That’s a significant shift in power. For more on how tenancy agreements work in practice, it’s worth reading about pet policy in leases.
What renting with a pet actually costs — and what it doesn’t
The biggest misunderstanding is that landlords can charge extra for pets. They can’t. The Tenant Fees Act 2019 bans additional deposits, pet rent, and fees specifically for having a pet. A landlord cannot deduct deposit funds for pet insurance either — that’s illegal. The only deposit you pay is the standard one, capped at five weeks’ rent for properties under £50,000 annual rent.
That said, the market reality is tougher than the law suggests. Despite 62% of UK households owning pets, the number of rental listings advertised as pet-friendly is falling. That means tenants searching for a new home still face a limited pool of options. The Renters’ Rights Act doesn’t force a landlord to accept pets in a new tenancy — it only applies to tenants already in a property who want to request one.
For landlords, the data from Battersea Dogs & Cats Home is worth weighing. 76% of landlords who allow pets report no damage from dogs or cats. 73% report no increased wear and tear. 84% report no noise or neighbour complaints. The fear of damage is largely unfounded. Tenants with pets also tend to stay longer, which means fewer void periods and lower tenant-finding costs. If you’re a landlord unsure about the legal side, speaking to a tenant and landlord lawyer can clarify what counts as a reasonable refusal.
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| Cost type | Pet-related damage | Non-pet tenant damage |
|---|---|---|
| Average cost per tenancy | £300 | £775 |
| Landlords reporting no damage | 76% | N/A |
| Landlords reporting no extra wear and tear | 73% | N/A |
| Landlords reporting no noise complaints | 84% | N/A |
Common mistakes tenants and landlords make with pet requests
Thinking the law applies to new tenancies
The Renters’ Rights Act lets existing tenants request a pet. It does not require a landlord to accept pets in a new tenancy. If you’re moving, you still need to find a landlord who advertises as pet-friendly or is willing to consider it. Many tenants assume the law covers them from day one — it doesn’t. The 28-day response rule only kicks in after you’ve moved in and submitted a written request.
Hiding a pet and hoping for the best
Sneaking a pet into a rental is risky. If the landlord finds out, they can start eviction proceedings and you could lose your security deposit. Under the new rules, a landlord cannot evict you simply for having a pet under Section 21 — that’s been abolished. But they can still evict you for breaching the tenancy agreement if you didn’t request permission. The safer route is to be upfront. A pet reference from a previous landlord or a vet can improve your chances significantly. The reference should confirm no damage, describe behaviour and temperament, show the pet is house-trained, and confirm neutering if applicable.
Landlords using blanket refusals
Blanket “no pets” clauses in tenancy agreements are no longer enforceable in England. A landlord must consider each request individually and provide a valid written reason if they refuse. Valid reasons include property suitability, health and safety concerns, or if another tenant has allergies. A landlord cannot simply say “I don’t allow pets.” If they do, the tenant can challenge the decision through the Private Rented Sector Ombudsman Service once it’s operational. What I’d do in that situation is get the refusal in writing and then seek advice from a real estate lawyer to see if it qualifies as unreasonable.
Assuming emotional support animals have the same rights as assistance animals
This is a common point of confusion. Assistance animals — like guide dogs for the blind — have separate legal protections under disability rights law. Landlords cannot refuse them. Emotional support animals, however, are treated the same as domestic pets under the Renters’ Rights Act. That means the landlord can still refuse on reasonable grounds. If you rely on an emotional support animal, you need to go through the same written request process as any other pet owner.
How to request a pet — and what happens next
Step one: submit a written request
The process starts with a formal written request to your landlord. This can be an email or a letter. Include details about the pet — type, breed, size, age, and temperament. Mention that the pet is house-trained and neutered if applicable. Attach a pet reference from a previous landlord or a vet if you have one. The landlord has 28 days to respond in writing. If they need more information about the pet’s size or behaviour, they can ask for it, and then they have seven days after receiving your answers to make a decision.
Step two: the landlord’s response
The landlord must provide a valid written reason if they refuse. Valid reasons include the property being unsuitable (e.g., no garden for a large dog), health and safety risks, or another tenant having allergies. If the landlord agrees, the tenancy agreement is updated to include the pet. No extra fees, deposits, or insurance requirements can be added. The landlord cannot charge “pet rent” or require a specific pet insurance policy. If they try, it’s a breach of the Tenant Fees Act 2019.
Step three: what to do if the landlord refuses unreasonably
If you believe the refusal is unreasonable, you can challenge it. The first step is to ask for the refusal in writing if it wasn’t already. Then you can escalate to the Private Rented Sector Ombudsman Service once it’s fully operational. In the meantime, you can seek advice from a tenant and landlord lawyer to understand your options. Keep all correspondence — it’s your evidence if the case goes further.
What’s changing next: future reforms to watch
The Renters’ Rights Act is still being phased in. The Private Rented Sector Ombudsman Service isn’t fully operational yet, so tenants don’t currently have a formal route to challenge unreasonable refusals. That’s expected to change. Wales handles pet requests differently under Renting Homes legislation — pets are treated as an additional contract term, and there’s no formal 28-day request process. If you’re in Wales, the rules are different. Scotland and Northern Ireland have their own separate systems. Always check the local rules for your region.
Frequently asked questions about renting with pets
Can my landlord charge me extra for having a pet? ▾
What counts as a valid reason for a landlord to refuse a pet? ▾
Does the Renters’ Rights Act apply to new tenancies? ▾
What’s the difference between an assistance animal and an emotional support animal? ▾
Can I be evicted for having a pet without permission? ▾
How do the rules differ in Wales? ▾
The pet-friendly rental market is shifting — but slowly
The Renters’ Rights Act has removed blanket bans and given tenants a formal process to request pets. But the supply of pet-friendly rentals hasn’t caught up. Until more landlords see the data — lower damage costs, longer tenancies, fewer voids — the market will remain tight for tenants searching for a new home. The law gives you a right to ask, not a right to have. That distinction matters.
Remember: this article is general information only. For advice on your specific situation, speak to a qualified professional.
If this was useful, you might also want to read what to know about tenant rights when selling property.
Sources and Further Reading
Understanding pet policy in leases for renting an apartment — A deeper look at how pet clauses work in tenancy agreements and what to watch for before signing.
Renters insurance: is it worth it in the UK? — Covers what renters insurance protects and whether it’s useful for pet owners.
Zoopla (2024). Renting with pets. 🔗
Ellis Winters (2024). Renting with pets: a new era for tenants and landlords. 🔗
Petplan (2024). Legal rights when renting with pets. 🔗
