Allowing Pets in Rental Properties: A Guide for Landlords in Central London

The rules around allowing tenants to keep pets in rental properties have been overhauled under the Renters’ Rights Act 2025. The changes came into effect from 1 May 2026, strengthening tenants’ rights to keep pets and private landlords now have a new set of legal obligations to understand and comply with.  

This guide provides practical advice and information to help Central London landlords in areas including Fitzrovia and Mayfair to navigate the new rules. 

Can landlords still ban pets in rental properties? 

Prior to the introduction of the Renters’ Rights Act 2025, landlords could choose whether or not to accept pets in their properties, but this is no longer the case. Blanket “no pets” clauses are now illegal and landlords are not allowed to unreasonably refuse pet requests, which is included under Section 11 of the Act.  

It is still possible for landlords to refuse requests, but only if there are reasonable, documented grounds. The new rules apply to both new and existing private rented assured tenancies in England. 

What does ‘unreasonably refuse’ actually mean? 

From 1 May 2026, landlords must provide a justified reason for refusing a pet request. Preferring to not allow pets or being concerned about damage or odours is unreasonable, as tenants can rectify these issues. Valid examples for pet ownership refusals include:  

• The property is a leasehold flat and the superior landlord’s lease prohibits pets  
• The property is too small for the type or size of pet requested (e.g. a large dog in a small flat)  
• Another named tenant has a documented pet allergy  
• The animal is illegal to own in the UK  
• The pet would present a genuine risk of damage disproportionate to the property type 

Every pet request must be assessed on a case-by-case basis, taking into account factors such as the size/breed of pet in comparison to the property size and access to outdoor space. 

These reasons are detailed in the specific guidance the government supplied after the Renters’ Rights Act came into force. 

How does the pet request process work? 

The new process for pet requests moves to a formal approach, with documented communications between the landlord and tenant. To comply with the law, landlords must strictly adhere to the following statutory timelines: 

1. The tenant submits a written request to keep a pet, including the type of animal and relevant details.  
2. Initial Response Window: The landlord must respond to the tenant in writing within 28 days of receiving the initial pet request, explicitly granting or refusing consent. 
3. Requesting More Information: If you require further details to make an informed decision (such as the pet’s breed, age, size, or vet records), you must request this additional information within that same 28-day window.  
4. The 7-Day Extension: Once the tenant supplies the requested additional information, the landlord has 7 further days from that date to issue a final response.  
5. The Superior Landlord “Pause”: If the property is leasehold and you must obtain consent from a superior landlord (such as the freeholder), the 28-day clock is paused while that consent is actively being sought. 

If a landlord fails to respond within these required timeframes, it will be deemed a breach of an implied term of the tenancy, and the silence may legally be treated as automatically granting permission to the tenant.

If a landlord refuses a pet request, they must include specific details of the justified, reasonable grounds in writing. Keeping thorough written records will demonstrate that the correct process has been followed and responses have been provided within the prescribed timescales, protecting you if a tenant decides to challenge a refusal in court.

What if the property is a leasehold flat? 

A large proportion of central London properties are leasehold flats, so if you are a landlord in central London areas including Soho and Camden with a leasehold property, you should check the terms of your lease before signing tenancy agreements.  

Some leases prohibit pets and landlords must request permission from the superior landlord (freeholder or management company) before granting a pet request. The rules require landlords to actively pursue obtaining permission from the freeholder, they cannot simply decline a request without trying to get permission.  

Can landlords require pet insurance or an additional deposit? 

While landlords cannot ask a tenant to pay a dedicated pet deposit or any additional security deposit amount to cover pet damage or cleaning, you are legally permitted to require pet insurance. Under the Renters’ Rights Act, a landlord can make it a condition of consent that the tenant maintains an appropriate pet insurance policy, or alternatively, agrees to cover the landlord’s reasonable financial costs for maintaining a policy that protects against pet-related damage.

This distinction is crucial because the Tenant Fees Act 2019 enforces strict restrictions on the standard security deposit amount that can be requested at the start of a tenancy. For properties generating less than £50,000 in rent per year, the total security deposit remains strictly capped at a maximum of five weeks’ rent.

If damage is caused by an animal during the tenancy, the landlord can utilize this standard security deposit to cover repair costs at the end of the agreement, or request that the tenant arrange and fund the repairs themselves during their stay. Furthermore, landlords can take proactive, reasonable actions to protect their property. For example, you can include specific clauses in the tenancy agreement that restrict pets from certain rooms—such as those with sensitive wooden flooring where deep scratches would incur substantial repair costs. Any such conditions added to the tenancy agreement must remain fair and reasonable. 

What about ‘assistance animals’ in rental property? 

Landlords responding to requests regarding assistance animals should be mindful of the Equality Act 2010 legislation, as refusing assistance animals such as guide dogs or hearing dogs could constitute disability discrimination. In the scenario where there is a superior landlord restriction, landlords are advised to seek legal advice on how to proceed to avoid legal repercussions. 

What happens if a tenant keeps a pet without permission? 

Keeping a pet without permission is deemed as a breach of the tenancy agreement but landlords can no longer use a Section 21 “no fault” eviction for these circumstances. Section 21 evictions have been abolished under the Renters’ Rights Act 2025, so landlords must now rely on specific, discretionary Section 8 grounds, which require robust evidence to present to a court: 

• Ground 12 – For a direct breach of the tenancy agreement 
• Ground 13 – For physical deterioration of the property caused by the animal.
• Ground 15 – For deterioration or damage to supplied furniture. 

Under these grounds, the courts have discretion over the decision, so if you do resort to using any of these grounds, solid evidence will support your case, such as high quality photos showing condition at the start of the tenancy and after damage has been identified.  

Going through the courts can be stressful and lengthy, so addressing the issue in writing and asking the tenant to submit a formal request to be reviewed formally is usually an easier approach to resolving the situation. Before escalating issues regarding tenants keeping pets without permission, you can seek professional advice from a letting agent.  

Tips for Central London landlords managing pet requests 

If you are concerned about how the pet request rule changes will affect you as a central London landlord, these are some tips that will help you to navigate requests compliantly: 

1. Check your lease before agreeing anything – leasehold restrictions are common in central London 
2. Always respond to pet requests in writing within 28 days 
3. Keep records of every communication and the reasoning behind any refusal 
4. If granting consent, consider updating the tenancy agreement to include reasonable pet conditions 
5. Never ignore a written pet request – silence could be treated as consent 

Looking for an easier way to let property? 

Landlords in England have many new rules to adjust to under the Renters’ Rights Act 2025 and the new pet request processes can be complicated. With blanket bans no longer allowed and a switch to a more formal process for dealing with pet requests, there is additional work involved. Central London landlords with properties in Regents Park, Primrose Hill and Marylebone may also have the added complexity of leasehold terms to navigate.  

For guidance on managing pet requests, updating tenancy agreements, and letting properties in line with the new rules, or for any advice on any other aspect of property management contact our lettings team at Kubie Gold.