Pets in rented homes

Posted Thursday 26th June 2025

The Renters Rights Bill proposes a number of significant changes to residential tenancies in England. Among them is a key provision that will prevent property owners from placing a blanket ban on tenants keeping pets in their homes.

Under the new legislation, tenants will have the right to ask their landlord to keep a pet at their rental property and landlords will not be able to unreasonably refuse consent. Landlords must consider each case fairly and consider the specific circumstances of each request. For example, it may be reasonable to refuse permission to keep a large dog in a small flat without any outside space.

Understanding tenancy restrictions

Many tenancy agreements already include clauses that limit or prohibit pet ownership. These clauses can vary significantly:

• Some leases completely prohibit pets.
• Others permit common domestic pets such as cats or dogs, often subject to prior consent.

It is important to note that, when the Renters Rights Bill is passed, a landlord may still be bound by other covenants that restrict pet ownership. Each case must therefore be considered on its own facts.

The position with leasehold properties

Where there are long residential leaseholders on leases with similar terms containing an absolute prohibition on keeping pets, the freeholder cannot easily override that restriction by giving consent to one of the leaseholders. Doing so could place the freeholder in breach of their own lease obligations.

This risk is well illustrated by the case of Duval v 11–13 Randolph Crescent Ltd [2020] UKSC 18, in which the Supreme Court held that a landlord must not permit breaches of lease terms where it is also under a duty to enforce those terms consistently among all leaseholders.

A leaseholder may therefore be unable to consent to their tenant keeping a pet when this would amount to a breach of the terms of their own lease. In these circumstances, it is likely to be considered reasonable for a leaseholder to refuse consent.

Where pets are allowed with conditions

If a leaseholder’s own lease permits pets subject to consent, they may be able to impose reasonable conditions on the tenant to ensure that their pet does not cause:

• nuisance or disturbance to neighbours; and
• damage to communal areas or neighbouring properties.

Typical conditions may include:

• requiring that the pet is suitable for the property type;
• ensuring that the pet is supervised and does not foul in shared spaces; and
• requesting proof of pet insurance to cover any damage caused to the property or others.

Withdrawing consent

Leaseholders will be able to reserve the right to revoke pet consent if:

• the tenant fails to comply with conditions;
• the pet causes ongoing disturbance or damage; and
• there is a breach of other lease terms by the tenant.

However, enforcing the right to withdraw consent may not be straightforward. If a tenant refuses to remove a pet, leaseholders may face legal action to compel compliance, a time-consuming and potentially costly process.

Key takeaways for landlords:

• Check the terms of your own lease if your property is leasehold: The wording in your lease may determine what is and isn’t permitted.
• Use clear, written consent: Where pets are permitted, set out conditions and keep a record.
• Prepare for change: The Renters Rights Bill may shift tenants’ expectations, even if your own lease imposes limits.
• Consider insisting on tenants having pet insurance: to cover any damage caused by the pet.

Should you require any assistance in relation to the Renters Rights Bill, you should contact our Property Litigation team.

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This article is for reference purposes only. It does not constitute legal advice and should not be relied upon as such. Specific legal advice about your specific circumstances should always be sought separately before taking or deciding not to take any action.

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