UK Pet Rights for Tenants: RRA 2025 Statutory Pet Right

Before the Renters’ Rights Act 2025 (RRA 2025), a landlord in England could refuse a pet for any reason, or no reason at all. From 1 May 2026, the position is reversed: tenants under an Assured Periodic Tenancy (APT) have a statutory right to request a pet, and the landlord may not unreasonably refuse. This article walks through the new right, the boundaries of “reasonableness”, the deposit cap interaction, the pet damage insurance route, and the practical workflow for both sides.

1. What the RRA 2025 Actually Says

The Renters’ Rights Act 2025 (c.26) inserts a new statutory right into the Housing Act 1988 framework. Under the Act:

• A tenant of an APT may request in writing to keep a pet at the property.
• The landlord must respond in writing within a reasonable time (the Act envisages 28 days; regulations may set the figure precisely).
• The landlord may only refuse on reasonable grounds.
• If consent is given, the landlord may require the tenant to maintain pet damage insurance, or pay a reasonable amount toward the landlord’s own pet damage insurance.
• The landlord cannot demand a separate pet deposit beyond the standard deposit cap (5 weeks’ rent, or 6 weeks if annual rent ≥ £50,000) under the Tenant Fees Act 2019, Schedule 1.

Primary source — Renters’ Rights Act 2025: https://www.legislation.gov.uk/ukpga/2025/26/contents

2. What “Unreasonable Refusal” Means in Practice

The Act does not enumerate “reasonable” or “unreasonable” grounds, but the case law on similar provisions (e.g. consent to assignment under the Landlord and Tenant Act 1988, s.1) and pre-RRA Government guidance suggest the following framework.

Likely reasonable grounds for refusal

Likely unreasonable grounds for refusal

Assistance Dogs — Equality Act 2010 Overlay

Refusing an assistance dog (guide dog, hearing dog, etc.) for a tenant with a disability is almost always unlawful regardless of the RRA 2025 — it engages the Equality Act 2010, s.20–21 (reasonable adjustments duty) and s.13 (direct discrimination). The RRA 2025 is the floor; the Equality Act sits on top.

• Equality Act 2010: https://www.legislation.gov.uk/ukpga/2010/15/contents

3. The Pet Damage Insurance Mechanism

Two routes are permitted under the Act:

Route A — Tenant Maintains Pet Damage Insurance

The tenant takes out a standalone pet damage policy in their own name. Typical premiums are £8–£20/month for a single pet. The policy covers accidental damage to the rented property caused by the pet (chewing, scratching, soiling, etc.). The tenant gives the landlord proof of cover at inception and at each renewal.

Route B — Landlord’s Own Insurance with Tenant Surcharge

The landlord adds pet damage cover to the landlord’s own insurance policy, and the tenant pays a reasonable amount monthly to cover the additional premium. The amount must reflect the actual cost; profiteering on this surcharge is likely a Tenant Fees Act 2019 prohibited payment.

What is NOT permitted

• A separate pet deposit above the 5/6 weeks cap (Tenant Fees Act 2019, Schedule 1)
• A flat “pet fee” on top of rent (prohibited under Tenant Fees Act 2019)
• A non-refundable “cleaning fee” for pets at end of tenancy (default fee rules, Tenant Fees Act 2019, s.4)

4. The 28-Day Response Window — A Practical Discipline

The Act envisages a written response within a reasonable time (regulations expected to specify 28 days). Silence does not mean consent in law, but persistent silence may be evidence of unreasonable refusal — and may shift the burden to the landlord.

Tenant’s request should include:

• Pet species, breed, age, name
• Vaccination/registration status
• Confirmation the pet has not damaged previous rental properties
• Offer to take pet damage insurance (Route A)

Landlord’s response should include:

• Decision (consent / refusal)
• If consent: insurance route required (A or B), surcharge amount if B
• If refusal: written reasons (pinned to the framework in §2)

5. Deposit Cap Interaction — Tenant Fees Act 2019

Under the Tenant Fees Act 2019, Schedule 1:

• Annual rent < £50,000: deposit cap = 5 weeks’ rent
• Annual rent ≥ £50,000: deposit cap = 6 weeks’ rent

The deposit cap is absolute. There is no separate “pet deposit” in addition. A landlord who collects an extra “£500 pet deposit” on top of the 5-week deposit commits a prohibited payment under the Tenant Fees Act 2019, s.1, exposing them to civil penalty up to £5,000 (first offence) or £30,000 (repeat).

• Tenant Fees Act 2019: https://www.legislation.gov.uk/ukpga/2019/4/contents
• Tenant Fees Act 2019 guidance: https://www.gov.uk/government/publications/tenant-fees-act-2019-guidance

6. Common Mistakes — Gyoseishoshi View

Mistake 1: Blanket “No Pets” Clause in Tenancy Agreement

Pre-RRA AST templates typically had: “No pets are permitted.” From 1 May 2026, this clause is unenforceable to the extent it purports to override the statutory right.

Fix: Replace with a structured pets clause that records the tenant’s initial request (or absence of one) and the agreed route (insurance A or surcharge B).

Mistake 2: Treating Pet Insurance Surcharge as Profit Centre

A landlord who charges the tenant £30/month for a “pet insurance surcharge” when the actual added premium is £4/month is exposed under Tenant Fees Act 2019, s.1.

Fix: Pass through actual additional premium with documentary evidence (invoice from insurer).

Mistake 3: Ignoring Head Lease

A landlord who is themselves a leaseholder (e.g. in a block of flats) may be bound by a head lease prohibition on pets. Granting consent breaches the head lease.

Fix: Check the head lease before responding. If pets are prohibited at head-lease level, the refusal is reasonable — but the reason must be given in writing.

Mistake 4: Verbal Consent Without Record

Tenant says “you’re OK with my dog, right?”, landlord nods, two years later there is a dispute about the agreed insurance.

Fix: Always record consent in writing, with the chosen insurance route and any surcharge amount.

Mistake 5: Refusing Assistance Dogs

Refusing an assistance dog without considering Equality Act duties is a serious mistake. Compensation under the Equality Act for unlawful discrimination is uncapped.

Fix: Assistance dog requests get an automatic “yes” subject only to head-lease constraints, with no insurance surcharge.

7. The MmowW Scrib🐮 Pet Consent Workflow

Cell #8 (UK Lease — APT) generates:

• An APT-compliant tenancy agreement with the structured pets clause
• A Pet Consent Request Form for tenants to formally raise a pet request mid-tenancy
• A Landlord Response Letter template covering both consent (with insurance route specified) and reasoned refusal

The structured clause asks at the outset whether the tenant has, or expects to have, any pets. A “Yes” routes the tenant to the request workflow before signing; a “No” preserves the right to request later. Either way, the bilateral workflow is clear and the documentary record is created.

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Disclaimer

This article provides legal information, not legal advice. MmowW Scrib🐮 is a document preparation service operated by a licensed Gyoseishoshi (行政書士) office in Japan. We are not solicitors, barristers, or attorneys.

Sources

1. Renters’ Rights Act 2025: https://www.legislation.gov.uk/ukpga/2025/26/contents
2. Housing Act 1988: https://www.legislation.gov.uk/ukpga/1988/50/contents
3. Tenant Fees Act 2019: https://www.legislation.gov.uk/ukpga/2019/4/contents
4. Tenant Fees Act 2019 guidance: https://www.gov.uk/government/publications/tenant-fees-act-2019-guidance
5. Equality Act 2010: https://www.legislation.gov.uk/ukpga/2010/15/contents