A 2026 landlord’s guide to pets

The relationship between rental property and pets is about to change – and for landlords, that brings both risk and opportunity. From 1 May 2026, the Renters’ Rights Act will give private tenants in England a legal right to request a pet and will stop landlords from refusing without a fair reason. At the same time, Government and RSPCA guidance make it clear that the days of blanket “no pets” bans are over, so landlords now need a clear, compliant pet strategy rather than a default “no”.

The Renters’ Rights Act 2025 inserts a new pet right into assured tenancies in the private rented sector (excluding social housing). In practice, this means:

• Tenants will have a legal right to ask in writing to keep a pet in their rented home, including a description of the animal.

• Landlords must consider the request on a case‑by‑case basis and cannot simply refuse “because we don’t take pets”.

• If a landlord refuses, they will need a fair, evidence‑based reason and must give that decision in writing.

Government guidance confirms this will be an implied term in private tenancy agreements, meaning it applies even where an existing contract still contains a generic no‑pets clause. For Urpad landlords, that makes process and documentation just as important as personal preference.

The RSPCA has been clear that the Act is designed to end blanket bans that have kept many responsible pet owners out of the private rented sector. Government communications echo this, stating that landlords must respond within set timeframes and provide valid reasons if they say no. 

From May 2026:

• You cannot refuse every pet request as a matter of policy; you need to look at the specific pet and the specific property.

   

• If you simply ignore a request or refuse without explanation, you may face a challenge, including through the courts or, in time, the new Private Rented Sector Ombudsman.

   

• Tenants will be better protected from being denied a home solely because they have, or want, a pet, which the RSPCA describes as a “shift towards pet‑friendly tenancies”.

   

Urpad’s role is to help landlords move from a blanket “no” to a structured “yes”, where it’s appropriate,  and “no”, where we can justify it.

Guidance also points towards other situations where refusal is likely to be justified, including:

• Genuine property unsuitability (for example, a very large dog in a tiny, upper‑floor flat with no outdoor access).

• Documented allergy or health risks to you, staff, or other residents in the building.

• Clear welfare, safety or nuisance concerns backed by evidence rather than speculation.

The RSPCA and Government both stress that what is “reasonable” will depend on the facts, which is why Urpad works with landlords to gather the right information and record the reasoning behind each decision.

GOV.UK has already published specific guidance for landlords and letting agents on what to do when a tenant wants a pet. For Urpad‑managed properties, this will form the backbone of the process:

• The tenant must make the request in writing and include a description of the pet.

• You then have 28 days to respond in writing, either granting or refusing permission.

• You can ask for more information (for example, size, breed or vaccination details) within that 28‑day window, which can extend the decision period slightly.

Housing Hub guidance for landlords reinforces that you must respond within this timeframe and give valid reasons if you refuse. The RSPCA also highlights these new transparency requirements – tenants should know how and when a decision will be made, and what they can do if they disagree. Urpad can handle all of this correspondence, ensuring that every step is time‑stamped, recorded, and aligned with the latest guidance. 

Many landlords assume that the answer to pets is simply to add a “pet fee” or separate pet deposit. From May 2026, that approach becomes risky. Shelter‑linked GOV.UK guidance explains that:

• Any extra fee charged purely for having a pet, if not already permitted under the Tenant Fees Act 2019, will be treated as a banned fee.

• Landlords who demand or accept banned fees can face financial penalties of up to £7,000.

• Landlords must advertise a clear rent and must not encourage “bidding” for higher rent because a tenant has a pet.

The RSPCA notes that, under the new regime, damage from pets is expected to be handled through the standard tenancy deposit, just like any other tenant damage. For Urpad landlords, that means pricing and deposit strategy must be compliant from the start, not adjusted informally once a pet appears.

These changes land at a time when demand for pet‑friendly rentals is already high, and many renters say they would like to adopt or keep pets once the law changes. At the same time, landlords are understandably concerned about damage, future lettability and enforcement risk if they get the process wrong.

From Urpad’s perspective, the new framework makes professional management more valuable because:

• Every pet request now has legal significance, and it needs to be handled promptly, consistently and in writing.

• Poorly reasoned refusals or missed deadlines can be challenged, increasing the risk of disputes.

• Saying “yes” to the right pets, in the right properties, can widen your tenant pool and reduce voids, while still protecting your asset.

By aligning policies with GOV.UK guidance and the welfare‑focused approach championed by the RSPCA, Urpad helps landlords stay on the right side of both the law and public expectations.

From 1 May 2026, renting with pets stops being a matter of pure landlord preference and becomes a regulated part of tenancy management. Urpad can:

• Develop a property‑by‑property pet policy that reflects the Act, your head‑leases and your risk appetite. 
• Manage all tenant pet requests, responses and evidence gathering within the 28‑day legal window 
• Keep an audit trail ready for the Ombudsman or court if a decision is challenged. 

If you are a landlord who wants to stay compliant, protect your investment and still tap into the growing pet‑owning tenant market, speak to our property management team at Urpad about updating your pet policy ahead of May 2026.