The rental landscape is evolving, and for landlords across the Midlands, one of the most significant upcoming changes relates to pets.
From 1 May 2026, the Renters’ Rights Act 2025 introduces new rules that remove automatic no pets policies and give tenants a legal right to request permission to keep a pet.
If you own or manage rental property, understanding how this works in practice will be essential to staying compliant and protecting your investment.
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The end of blanket “no pets” policies
Until now, landlords could include a simple no pets clause in a tenancy agreement and refuse requests without explanation.
Instead, tenants in most private rented properties will have a statutory right to request consent to keep a pet. Landlords must properly consider each request and cannot rely on a blanket ban.
This does not mean every request must be approved, but it does mean every request must be fairly assessed.
When can a landlord refuse a pet?
Landlords can still refuse, but only where there is a clear and reasonable justification, such as:
- The size or type of pet makes the property unsuitable
- The lease or freeholder prohibits pets
- There is a clear risk to the property, neighbours, or the animal’s welfare
For example, a large dog in a small apartment with no outdoor space may raise legitimate concerns. Equally, head lease restrictions in some Midlands developments may prevent consent being granted.
The key difference under the new law is that decisions must be evidence-based and documented.
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Clear timelines: what the law requires
The Renters’ Rights Act introduces strict response deadlines once a tenant makes a formal request.
- You must respond in writing within 28 days
- If further information is requested, you must respond within 7 days of receiving it (or within the remainder of the original 28-day period, whichever is later)
- Any refusal must clearly explain the reasonable grounds
Failure to follow the correct process could leave landlords vulnerable to dispute.
Although pet clauses can still be included in tenancy agreements, they cannot override a tenant’s statutory right to request permission.
Assistance animals: A separate legal duty
It is important to distinguish between pets and assistance animals.
Under the Equality Act 2010, assistance animals are not legally classed as pets. They must be permitted as a reasonable adjustment for a disabled tenant unless there is a genuinely exceptional reason not to, such as a proven health and safety risk or undue hardship.
Landlords cannot charge additional rent or increase the deposit, and tenants remain responsible for any damage caused beyond fair wear and tear.
Emotional support animals, however, do not have automatic legal protection in the UK and can be assessed on a case-by-case basis.
Deposits and property protection
The new legislation does not allow landlords to charge:
- A separate pet deposit
- Additional pet-related fees
However, your existing tenancy deposit can still be used to recover the cost of damage beyond fair wear and tear at the end of the tenancy.
For Midlands landlords, good record-keeping will be more important than ever. This should include:
- Detailed inventories
- Comprehensive check-in and check-out reports
- Clear photographic evidence
- Written confirmation of agreed terms
Strong documentation provides reassurance if disputes arise.
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Do you have to accept pets from new applicants?
No.
The statutory right applies once a tenancy has commenced. Landlords can still decide whether to offer a tenancy to an applicant who already has a pet.
This distinction remains an important part of your risk management strategy.
Why this matters for Midlands landlords
Demand for pet-friendly rental homes continues to rise across the Midlands. Many tenants now see pet ownership as a long-term commitment, and properties that accommodate pets may appeal to a broader applicant pool.
The Renters’ Rights Act 2025 is designed to create a fairer balance between tenant rights and landlord protections. For landlords, this means adopting a structured, consistent approach to decision-making rather than relying on automatic refusals.
Practical Steps to Take Now
To stay ahead of the changes, landlords should consider:
- Reviewing and updating tenancy agreement wording
- Creating a written pet request policy
- Understanding what qualifies as reasonable refusal
- Ensuring leases or freeholder rules are clearly documented
- Keeping robust inventory procedures in place
Taking proactive steps now will reduce risk later.
Related: Renters’ Rights Act
Expert Support for Landlords
Legislative reform can feel complex, particularly as further rental changes are expected to roll out in 2026.
Newton Fallowell’s experienced Midlands lettings teams can support you with:
- Tenancy agreement reviews
- Guidance on pet request decisions
- Compliance advice
- Ongoing property management support
If you would like tailored landlord advice ahead of the 2026 changes, contact your local Newton Fallowell branch today.
