From 1 May 2026, landlords will be required to follow a statutory process when tenants request permission to keep a pet.
For landlords of rural homes, this is particularly relevant. Country properties often attract tenants with dogs, cats, horses or other animals as part of their lifestyle. While the Renters’ Rights Act 2025 does not create an automatic right for tenants to keep pets, it does introduce a formal legal framework governing how such requests must be considered and determined.
The key change is procedural. Decisions must be assessed individually, properly documented and issued within a defined timeframe.
Related: Making Tax Digital from April 2026: What landlords need to know
The end of blanket pet bans
Historically, many tenancy agreements have included blanket prohibitions on pets. From May 2026, such clauses will no longer be sufficient on their own.
Even where a tenancy agreement restricts pets, tenants will have the right to submit a written request during the tenancy. Once received, the landlord must consider the request on its merits.
Automatic refusal without assessment will not comply with the legislation. Landlords still retain discretion. However, that discretion must now be exercised reasonably and transparently.
Statutory time limits landlords must follow
The legislation introduces strict response deadlines.
When a tenant submits a written request:
- The landlord must provide a written decision within 28 days.
- If additional information is requested, the landlord must respond within seven days of receiving that information, or within the remaining portion of the original 28-day period (whichever is later).
- Any refusal must clearly set out the reasons.
Failure to respond within the statutory timeframe or failure to provide reasons for refusal may weaken the landlord’s position in the event of a dispute.
For landlords managing multiple properties, implementing a clear process for logging and monitoring requests will be essential.
Related: Portfolio landlords: Managing rent increases across multiple tenancies with the once-per-year limit
Rural property considerations when assessing requests
The Act preserves a landlord’s ability to refuse a request where there is a legitimate and proportionate justification.
In rural homes, considerations may differ from those in urban flats. For example:
- The size, type or number of pets may be unsuitable for the property
- Livestock or working farmland may present safety or biosecurity concerns
- Fencing, boundaries or open land may increase the risk of escape or nuisance
- Restrictions contained within a superior lease or estate management agreement
- A demonstrable risk of damage beyond normal wear and tear
- A substantiated risk of nuisance in properties with shared drives, private lanes or communal land
For leasehold rural properties or homes within managed estates, superior lease terms or estate covenants should be reviewed carefully. Where pets are expressly prohibited under a head lease or estate agreement, this may constitute reasonable grounds for refusal, provided the restriction is clearly evidenced.
Consistency in decision-making remains important. Comparable properties and comparable requests should be treated in a similar manner.
Lawful and reasonable grounds for refusal
The Act preserves a landlord’s ability to refuse a request where there is a legitimate and proportionate justification.
Examples may include:
- The size, type or number of pets is unsuitable for the property
- Restrictions contained within a superior lease or freeholder agreement
- A demonstrable risk of damage beyond normal wear and tear
- A substantiated risk of nuisance in a building with shared access or communal areas
For leasehold properties, superior lease terms should be reviewed carefully. Where pets are expressly prohibited under a head lease, this may constitute reasonable grounds for refusal, provided the restriction is clearly evidenced.
Consistency in decision-making will also be important. Comparable properties and comparable requests should be treated in a similar manner.
Financial protections and deposit limits
The legislation does not permit landlords to charge additional “pet deposits” or introduce pet-specific fees.
The standard tenancy deposit remains the sole financial protection for damage exceeding fair wear and tear. The statutory deposit cap continues to apply.
As a result, preventative measures become increasingly important. Landlords should ensure:
- Detailed inventories
- Comprehensive check-in reports
- Clear photographic evidence of condition
- Explicit tenancy clauses covering cleanliness and maintenance standards
Accurate documentation at the outset of a tenancy will provide the strongest protection in the event of a dispute.
Related: Possession Rules from May 2026: What Landlords Need to Know
Requests connected to disability
Where a request relates to a reasonable adjustment under the Equality Act 2010, separate legal considerations apply.
In such circumstances, the tenant must not be placed at a financial disadvantage. Accordingly:
- Rent must not be increased on that basis
- The tenancy deposit must remain within the statutory cap
Each situation must be assessed carefully to ensure compliance with equality legislation and to avoid potential discrimination claims.
Prospective tenants and pre-tenancy discussions
The statutory right to request permission applies during an existing tenancy.
Before entering into a tenancy agreement, landlords retain discretion when selecting tenants. Assessing whether a property is suitable for pets remains a legitimate consideration at the application stage.
Clear communication during referencing can reduce the likelihood of formal disputes later.
Practical preparation before May 2026
Although the new framework takes effect from 1 May 2026, preparation should begin well in advance.
Landlords should consider:
- Reviewing and updating tenancy agreement templates
- Checking superior lease provisions for pet restrictions
- Establishing a documented internal assessment process
- Implementing systems to monitor statutory deadlines
- Strengthening inventory and reporting procedures
Early preparation will ensure compliance once the legislation comes into force.
A more structured approach to pet-friendly rural lettings
The Renters’ Rights Act 2025 does not remove landlord control over whether pets are permitted. It does, however, regulate how that decision must be reached.
In many rural locations, pet-friendly tenancies can be attractive and commercially beneficial, provided risks are properly managed. A consistent, documented and time-bound process will allow landlords to balance flexibility with protection of their property and land.
For tailored guidance on preparing your property or portfolio for the new legislative changes, your local Country Properties office can provide professional support.
