THE PROPERTY FILTER TAKE
The Renters' Rights Act took effect in England in May 2026, ending blanket pet bans: landlords must now consider every request and can only refuse with a specific, documented reason.
In practice, pet conversations now happen later in the letting process, sometimes after a tenancy has already been signed. Landlords have no route to recover costs through surcharges or an extra deposit.
You may wish to review your current tenancy procedures and speak to a letting agent about updating your pet clauses to reflect what the law now requires.
Renter searches for pet-friendly properties fell by 54% in May and 52% in June 2026, according to Rightmove data shared with the BBC. The Renters' Rights Act - the legislation that overhauled tenants' rights in England - took effect in May 2026, making blanket pet refusals unlawful. Fewer tenants are now filtering for pet-friendly homes, but permission is not automatic.
When can landlords in England still refuse a pet?
The Renters' Rights Act applies in England only. Scotland and Wales have separate tenancy law.
Under the new rules, landlords must consider every request fairly. Megan Eighteen, former president of ARLA Propertymark (the lettings agents trade body), said: "Landlords must consider requests fairly and cannot unreasonably refuse them, but they can still decline where there is a valid reason." She warned of significant "potential for misunderstanding" among tenants who believe permission is now guaranteed.
Valid grounds for refusal currently include:
A co-tenant or household member has an allergy to animals
The property is too small for a large pet or multiple pets
The pet is illegal to own in the UK
The landlord is a leaseholder and the freeholder's terms prohibit pets
The full scope of the new rules is set out in our lettings resources, including what counts as an unreasonable refusal.
Documentation matters. If you refuse a request, record the specific reason in writing. Verbal refusals are difficult to defend.
What are the costs landlords now face?
Chris Norris, chief policy officer at the National Residential Landlords Association, said landlords face three practical problems with no current legislative fix.
There is no power to compel a tenant to take out pet insurance. There is no legal right to request an additional deposit above the statutory cap. And if a pet causes damage, the cost falls on the landlord to pursue through the deposit at the end of the tenancy.
UK property ombudsman Lesley Horton confirmed that pet surcharges fall outside permitted fees - landlords cannot levy them. What landlords can do is make deductions from the standard tenancy deposit for proven, documented pet-related damage once the tenancy ends.
For landlords weighing this risk against the return, the Property Filter stress test calculator can model the impact of damage costs on net yield.
How is the letting process changing on the ground?
The figures show the shift was already under way before the law changed. Pet-friendly search traffic fell progressively through the first months of 2026 as the legislation approached, then dropped sharply once it took effect.
Marc von Grundherr, director of Benham and Reeves, said some tenants have disclosed pet ownership only after signing their tenancy. Others have been discovered during property inspections. "Tenants now understand the balance of power has shifted," he said, adding that landlords should expect conversations about pet ownership to arise much later in the letting process.
For landlords building a portfolio, how you structure tenancy clauses around pets is now part of a sound property investment strategy. Clear terms on pet care, damage liability, and inspection rights give you a stronger position if a dispute arises.
If you manage several properties, the business and systems guidance at Property Filter covers how to build inspection and documentation processes that hold up.
Key takeaways
Pet-friendly rental searches fell by 54% in May and 52% in June 2026, according to Rightmove data shared with the BBC
Landlords in England must consider pet requests fairly and document any refusal with a specific, valid reason
Consider reviewing your tenancy documentation and speaking to a letting agent about updating your pet clauses
Renter searches for pet-friendly properties fell by 54% in May and 52% in June 2026, according to Rightmove data shared with the BBC. The Renters' Rights Act - the legislation that overhauled tenants' rights in England - took effect in May 2026, making blanket pet refusals unlawful. Fewer tenants are now filtering for pet-friendly homes, but permission is not automatic.
When can landlords in England still refuse a pet?
The Renters' Rights Act applies in England only. Scotland and Wales have separate tenancy law.
Under the new rules, landlords must consider every request fairly. Megan Eighteen, former president of ARLA Propertymark (the lettings agents trade body), said: "Landlords must consider requests fairly and cannot unreasonably refuse them, but they can still decline where there is a valid reason." She warned of significant "potential for misunderstanding" among tenants who believe permission is now guaranteed.
Valid grounds for refusal currently include:
A co-tenant or household member has an allergy to animals
The property is too small for a large pet or multiple pets
The pet is illegal to own in the UK
The landlord is a leaseholder and the freeholder's terms prohibit pets
The full scope of the new rules is set out in our lettings resources, including what counts as an unreasonable refusal.
Documentation matters. If you refuse a request, record the specific reason in writing. Verbal refusals are difficult to defend.
What are the costs landlords now face?
Chris Norris, chief policy officer at the National Residential Landlords Association, said landlords face three practical problems with no current legislative fix.
There is no power to compel a tenant to take out pet insurance. There is no legal right to request an additional deposit above the statutory cap. And if a pet causes damage, the cost falls on the landlord to pursue through the deposit at the end of the tenancy.
UK property ombudsman Lesley Horton confirmed that pet surcharges fall outside permitted fees - landlords cannot levy them. What landlords can do is make deductions from the standard tenancy deposit for proven, documented pet-related damage once the tenancy ends.
For landlords weighing this risk against the return, the Property Filter stress test calculator can model the impact of damage costs on net yield.
How is the letting process changing on the ground?
The figures show the shift was already under way before the law changed. Pet-friendly search traffic fell progressively through the first months of 2026 as the legislation approached, then dropped sharply once it took effect.
Marc von Grundherr, director of Benham and Reeves, said some tenants have disclosed pet ownership only after signing their tenancy. Others have been discovered during property inspections. "Tenants now understand the balance of power has shifted," he said, adding that landlords should expect conversations about pet ownership to arise much later in the letting process.
For landlords building a portfolio, how you structure tenancy clauses around pets is now part of a sound property investment strategy. Clear terms on pet care, damage liability, and inspection rights give you a stronger position if a dispute arises.
If you manage several properties, the business and systems guidance at Property Filter covers how to build inspection and documentation processes that hold up.
Key takeaways
Pet-friendly rental searches fell by 54% in May and 52% in June 2026, according to Rightmove data shared with the BBC
Landlords in England must consider pet requests fairly and document any refusal with a specific, valid reason
Consider reviewing your tenancy documentation and speaking to a letting agent about updating your pet clauses
Frequently asked questions
Frequently asked questions
Can landlords in England still refuse all pets?
Can landlords charge more rent or a higher deposit for tenants with pets?
What if a tenant does not disclose a pet and it causes damage?
