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Last updated 31 October 2025
The reforms under the Renters’ Rights Act 2025 have now become law following Royal Assent on 27 October. The Act introduces significant changes for landlords and tenants in the private rented sector and one of the most widely discussed areas is the regulation of pets in tenancies. Under the new legal framework, tenants gain a statutory right to request keeping a pet in their rented home and landlords will no longer be able to impose a blanket “no pets” policy without first reasonably considering each individual request. At the same time, the Act allows (but does not mandate) landlords to require tenants to hold pet damage insurance or reimburse a landlord’s reasonable costs of such insurance, the previously proposed universal insurance obligation was removed during the legislative process in July 2025.
While the detailed implementation (commencement dates, regulatory guidance and standardised processes) is still to be finalised through the secondary legislation, landlords and tenants are strongly advised to prepare now: reviewing existing tenancy agreements, drafting clear pet-policies, and considering how pet-friendly lettings might be managed fairly and responsibly.
Earlier drafts of the Bill included a provision allowing landlords to require tenants to purchase insurance specifically to cover pet damage. At the time, the Government stated:
“We know that some landlords are concerned about potential damage caused by pets. That is why the Renters’ Rights Act will allow landlords to require insurance covering pet damage. This will provide landlords with reassurance that any damage caused by a pet can be taken care of, and that the responsibility for preventing and resolving damage caused by a pet will fall to the tenant.”
However, that provision was removed by government in July 2025 in the House of Lords:
“We are withdrawing the pet insurance provisions from the Bill… Tenants will still be able to request to have a pet, but landlords will no longer be able to require insurance to cover property damage caused by a pet.”
As things presently stand, the Bill, if enacted in its current form, will not give landlords an automatic statutory right to demand pet damage insurance from tenants.
A quick search on Rightmove in any area of the UK for a rental property will reveal that many landlords don’t want pets in their property – only around nine per cent of rental properties across England are listed as pet friendly, which equates to just over 8,000 out of approximately 94,000 properties.
This has been a bone of contention for many years between landlords and tenants, with campaigners arguing that having a pet is a human right and that many people gain huge benefits and improved mental health from having a cat or dog in their home.
Landlords, on the other hand, are worried about pets causing damage, which can cost them not only money but also time to repair, meaning a delay before the property can be re-let. Although the reality is that most pets cause minimal problems, some landlords have suffered extensive damage that has cost far in excess of the allowed ‘pet deposit’ to put right.
The Conservative Government moved cautiously on this, though. In 2021 the ‘model contract’ that landlords are encouraged to use when creating tenancies was re-issued with a clause requiring consent for pets to be the default position and for landlords to object in writing within 28 days of a written pet request from a tenant giving ‘a good reason’.
“As part of the Renters Rights Act, the contract now says:“A tenant must seek the prior written consent of the landlord should they wish to keep pets or other animals at the property. A landlord must not unreasonably withhold or delay a written request from a tenant without considering the request on its own merits. The landlord should accept such a request where they are satisfied the tenant is a responsible pet owner and the pet is of a kind that is suitable in relation to the nature of the premises at which it will be kept.”
However, as the Model Tenancy Agreement is not compulsory, the original Renters’ Rights Act will turn this ‘model’ into law for all assured private tenancies.
Many landlords have relied on model tenancy agreements with pet clauses. The Renters’ Rights Act 2025 incorporates the principle of ‘reasonable consideration’ into law, meaning model clauses should be updated to reflect that tenants have a right to request pets, and blanket bans may be unlawful. Landlords should update agreements accordingly and make sure any conditions for pets, including insurance, are proportionate and transparent.
Key point: Properties may be advertised as being not suitable for pets but subject to the equality act, disabled people must be permitted service animals.
Pets can affect your property in several ways, from additional wear and tear to possible damage to furniture and flooring. Under the new Act, landlords are expected to assess pet requests reasonably rather than refuse them outright and may put conditions in place such as requesting pet-damage insurance. This means landlords must carefully consider how to allow pets without increasing risk to the property.
Previous guidance often mentioned a “pet deposit” or mandatory pet insurance. The Act no longer requires tenants to obtain pet insurance as a standard condition, but landlords may request it or other damage protection arrangements. Any such requirements must be reasonable and clearly documented in the tenancy agreement. This is a change from earlier proposals in the Bill, which would have made insurance mandatory. As a result, there is currently no legislation that specifically protects landlords from pet damage.
At Total Landlord we understand that many landlords worry about the additional wear and tear that pets can cause. That’s why we are introducing pet damage protection. Our new product helps protect your property against damage caused by your tenants’ pets, so that you can rent to pet owners without paying out of your pocket for costly repairs.
Find out more about our pet damage protection and get Total Landlord's 'lets with pets' checklists for landlords and tenants, which will help you make the most of the benefits and reduce the risks of pets in lets.
For more advice on renting to tenants with pets, read mydeposits guide, Pet rent and pet deposits: A landlord’s guide to lets for pets.
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You can also visit Total Landlord's Renters’ Rights Act hub which will be regularly updated as the Act progresses.
