The Renters' Rights Act 2025 gives every tenant in England the right to request that a pet be kept in the property. You must respond in writing within 42 days. You cannot refuse arbitrarily, only on reasonable grounds, which must be evidenced. This is one of the most commonly misunderstood changes in the new regime.
Silence counts as consent. A phone call saying 'probably fine' does not count as a response. Put it in writing, email is fine, and keep the record.
What counts as reasonable grounds to refuse
- Superior landlord (e.g. freeholder of the block) prohibits pets and that prohibition is in your head-lease.
- The property is unsuitable, for example a 3rd-floor flat with no outdoor access for a medium-sized dog.
- Breed-specific legislation applies (e.g. XL Bully under the Dangerous Dogs Act).
- Allergies of immediate neighbours where shared access is unavoidable (studio HMO, converted house).
- Existing damage or ASB issues from the tenant's occupation that suggest a pet would exacerbate the situation.
What does NOT count as reasonable grounds
- A blanket 'no pets' clause in the tenancy. After 1 May 2026 this clause is of no effect.
- Landlord personal preference.
- Concern about wear and tear, that's what the deposit and the pet clause address.
- Concern about insurance premiums, you can require the tenant to hold pet insurance instead.
- A prior tenant's poorly-behaved pet.
Pet insurance, you can require it
The Act allows you to require the tenant to either (a) maintain pet-damage insurance throughout the pet's tenure, or (b) pay reasonable pet insurance costs you arrange. Typical cover is �1,000��5,000 for damage to fixtures, fittings and decor. Premiums run �4��8 per month. Get the policy number and renewal date into the pet clause and the compliance log.
Structuring the pet clause
A workable pet addendum names the animal (species, breed, rough age), requires pet insurance with a minimum level of cover, sets expectations for carpet/curtain cleaning at end-of-tenancy if the pet's presence leaves visible marks, and crucially records that the tenant is responsible for damage over and above fair wear and tear caused by the pet. Attach it as a schedule to the tenancy, not a separate document, that way it binds on successors.
Pets and the deposit
You cannot charge an additional deposit for a pet beyond the 5-weeks' rent cap. The Tenant Fees Act 2019 is absolute on this. If you attempt it, the deposit is unprotected in law and you lose the right to rely on it at end-of-tenancy. The right route is pet insurance plus a carefully worded pet clause, not a fatter deposit.
The Pet Addendum includes a 42-day response template (grant or refuse), a standard pet schedule for the tenancy, and a cleaning-specification checklist for end-of-tenancy.