Renters’ Rights Bill: Pets in Rental Property to Be Allowed

The Renters’ Rights Bill has been passed and among its changes are new rules which could make it more common for pets to be allowed in pets in rental properties.

From a tenant’s point of view, this could make it easier to fulfil their dream of getting a pet. After all, Surrey communities such as Oxshott, Bookham and East Horsley can be ideal for pet owners, with dog-friendly pubs and walks in abundance.

But allowing pets in rental properties calls for a high degree of trust, and landlords can be understandably cautious. To help Surrey landlord get to grips with the new laws for pets in rental properties, we have prepared this guide.

What are the current rules for pets in rental property?

Until 2025, rental laws have required landlords to consider a tenant’s request to keep a pet and respond within 28 days. The government’s current model tenancy agreement reinforces the idea pet ownership is normal, however, it’s not legally required to allow pets at present.

What will the new rules be for pets in rental property?

Under the Renters’ Rights Bill, pets in lets will become the default position. You can find the full guide on gov.uk, but in short, landlords cannot unreasonably refuse their tenant’s request for pet ownership in the rental property.

However, there are still rules and guidelines for landlords and tenants to follow:

• A tenant who has a pet without asking in advance could be breaking the tenancy agreement.
• Tenants must request permission in writing.
• Landlords will have 28 days to provide tenants with their decision, after which tenants can apply to court.
• If you request additional information about the pet, you have an additional 7 days to respond from the date they supply it.
• Blanket bans on pets won’t be allowed, instead you must consider the tenant’s request on an individual basis.
• Landlords can request tenants to take out pet insurance, but can’t demand it.
• Tenants whose landlord refuses permission to own a pet can escalate their case to the private rented sector ombudsman (once it is set up in late 2026).

Why is the law changing?

In October 2025, the Renters’ Rights Bill was granted Royal Assent to become law – but why is the law on ‘pets in lets’ changing? Quite simply, despite the UK’s reputation as a nation of animal lovers, pet-friendly rental properties are in short supply. Numerous studies, like a recent report in The Independent, suggest that owning a cat or dog can increase your satisfaction in life. Though of course, other pets are available.

Want to find out more? Read our guides on how to rent out your home and what certificates landlords need.

When do the new rules come into force?

After months of uncertainty, the new Renters’ Rights Bill pet rules come into effect on 1 May 2026. But landlords should plan ahead to consider how you will approach allowing pets in your rental property.

When can landlords disallow pets under the Renters’ Rights Act?

Landlords have to consider pet ownership requests on a case-by-case basis, and can reasonably refuse a tenant’s request where’s it patently unsuitable. There’s no exhaustive list but for instance, you might fairly argue that it’s not appropriate for tenants to keep a pet if:

• They cannot get leaseholder permission – Pet ownership in a leasehold property is restricted by the superior landlord.
• There are issues with suitability – Your rental property is clearly unsuitable for the pet, such as a large dog in a studio flat.
• The legality of the pet – For example, if the pet is illegal to own in the UK.
• Allergies & health issues – You are severely allergic to the pet and so would be unable to maintain or inspect the property, or another tenant in an HMO has an allergy to the pet.

Will landlords be able to charge tenants a higher deposit amount?

Landlords can only charge a higher deposit for pets in the rental property if the total is no more than five weeks’ rent.

As well as the cap on tenancy deposits in England and Wales, tenant fees were banned under the Tenant Fees Act 2019. You can withhold part of the deposit to cover pet damage, and you can also protect yourself from potential costs by taking out additional landlord insurance. However, it’s fraudulent to claim the same amount, for the same damage, from your landlord insurance and the deposit.

The new rules on pets in rental properties represent just one aspect of the Renters’ Rights Act. If you need further guidance on keeping your rental property in Cobham, Claygate or the surrounding areas compliant with the new laws, we can help. Contact Davies Property Partners to discuss our services for Surrey landlords.

Keen to know more about letting a property? Read our other blogs to find out more about topics like how much estate agents charge for rental management and other landlord responsibilities.