Pets are family—and for many renters, the ability to have a cat, dog, or other pet is part of what makes a house feel like home. But for years, pet owners have struggled with “no-pets” rules, high extra costs, and landlord refusal. That’s changing. New legislation aiming to balance tenants’ desire to have pets with landlords’ rights to protect their properties. Here’s everything you need to know from JW Wood.
Key Changes Under the Renters’ Rights Bill
These are the main updates:
· Tenants can formally request pets
Even if the tenancy agreement says “no pets,” tenants will have the right to ask for permission to keep a pet. Landlords must consider the request and cannot unreasonably refuse it.
· Time limits for responses
After a written request from a tenant, landlords must respond within 28 days. If they ask for more information (e.g. about the pet’s breed or vet records), they get an extra 7 days after receiving that information.
· Requirement for fairness and justification
Landlords can’t simply say “no” without good reason. Valid objections might include property unsuitability, lease restrictions, or problems from prior pet damage. But the refusal must be reasonable and documented.
· Pet damage insurance / additional protections
Originally, the Bill proposed landlords could require tenants to take out pet insurance. However, there has been a government amendment that reverses that requirement—so landlords won’t always be able to make pet insurance mandatory.
· Pet‐friendly by default model tenancy terms
Government-recommended tenancy agreements are being updated so that “no pets” isn’t the default. Tenants should have the option to request pets under these newer terms.
What Tenants Should Keep in Mind
If you’re renting (or planning to rent) with a pet, here are some practical steps:
1. Make your request in writing
Include details about the pet—breed, age, vaccination status, behaviour history. The more information you provide, the easier it may be to reassure the landlord.
2. Be fair and offer evidence
A “pet CV” or references from prior landlords can help. Showing that the pet is well-behaved, vaccinated, microchipped, etc., goes a long way.
3. Understand what makes a refusal valid
Landlords can refuse if the property is unsuitable (e.g. too small, no outdoor access), or if lease terms (head lease or freeholder) forbid pets. If you think a refusal is unreasonable, there is a route for challenging it (via the Ombudsman, for example).
4. Check your tenancy agreement
See whether there's a pet clause. If not, find out how the request would be handled under the new rules.
What Landlords Should Do to Prepare
If you own or manage rental property, these changes will affect you. To adapt:
· Review current tenancy agreements and pet clauses. Make sure they’re up to date with the new legal expectations.
· Be ready to judge pet requests fairly and make decisions within the time limits.
· Decide how you will deal with pet damage risk. Even if pet insurance is not always mandatory, consider having stronger inventory checks, more detailed inventories, maybe “pet damage protection” insurance.
· Clarify what types of pets are acceptable (size, breed, behaviour) and what you’d expect from tenants (cleaning, pest control, upkeep) in writing.
What Remains Unclear / Important to Watch
· Insurance requirement: reversed amendment
The recent government amendment removed the requirement for tenants to provide pet damage insurance in all cases. That means more responsibility may fall to landlords to shoulder risk or manage expectations.
· What is “reasonable refusal”?
The law will allow refusal, but only for valid reasons. What is considered valid may still be tested—case by case.
· When the law takes effect
It isn’t in force yet. Some provisions may come into play in early 2026. Tenants and landlords should stay alert.
JW Wood’s Guidance: Making Pet Renting Work Well
We believe that allowing pets in rental properties can benefit everyone: tenants get to live with pets they care about, landlords get access to a larger pool of reliable renters, and properties that accept pets can be more in demand.
Here’s how we at JW Wood help make that happen smoothly:
· We include detailed pet clauses in tenancy agreements that clearly outline what’s acceptable, what maintenance is required, and how any issues are handled.
· We encourage tenants who want pets to provide supporting information (pet CVs, vet records) to reassure landlords.
· We work with landlords to assess whether a property is suitable for pets, balancing responsibilities and practical concerns.
· We stay up to date with legislative changes so we can advise both landlords and tenants on their rights and obligations.
Final Thoughts
If you're renting with pets (or planning to):
· Know your rights: the law is shifting in favour of more pet-friendly lettings.
· Be transparent: clear communication about the pet’s background, behaviour, and needs helps both sides.
· Prepare: both tenants and landlords stand to benefit if expectations, responsibilities, and protections are clearly set out in writing.
At JW Wood Estate Agents, we’re committed to helping both tenants and landlords navigate these changes successfully. If you have a pet and are looking for a rental property—or you’re a landlord thinking about allowing pets—feel free to get in touch. We’d be happy to help you understand what the rules mean for you.
Sources from Landlordzone and goodlord