Pets, Families and Fairness: The Renters’ Rights Act

The Renters’ Rights Act, coming into effect on 1 May 2026, will introduce several important changes to the private rental sector. One of the most significant is the way in which pets and tenant selection are handled. These changes are likely to alter lettings operations more than many people realise.

According to the Renters’ Rights Act guidance, landlords will no longer be able to impose blanket bans on tenants with children or those receiving benefits. Pets will also be permitted by default unless a refusal can be justified as reasonable. For landlords, the key will be to manage these changes in a sensible and practical way.

Most concerns around pets relate to potential wear and tear. Common issues include stained carpets, chewed skirting boards and scratched wooden flooring. The legislation seeks to reduce this risk by allowing landlords to request pet insurance to cover potential damage. In addition, rather than relying on a standard “no pets” clause in marketing materials, decisions will need to be made on a case-by-case basis.

Understanding the specific circumstances will be essential. A small dog in a house with a garden presents a very different scenario to a large breed living in a small upper-floor flat without lift access. Decisions should be guided by the suitability of the property itself.

It is also important that landlords retain the ability to decline requests where there is a legitimate and clearly justifiable reason to do so. The expectation under the new framework is that decisions will be reasonable, considered and supported by practical factors relating to the property.

There may also be a commercial advantage. Pet ownership is widespread, particularly in suburban and rural areas. Allowing responsible tenants with pets can increase the pool of applicants and, in some cases, encourage longer tenancies. When combined with wider reforms - such as the removal of fixed terms - the sector may move towards greater stability.

Properties that are adaptable, thoughtfully designed and well managed are likely to perform best in this evolving environment. Now is the time for landlords to review their properties, consider how they might accommodate pets, and plan accordingly. Preparing in advance will be far easier than trying to adapt once the new rules are fully in place.

For further information or questions, contact Daniel Fisher, Head of Lettings at John D Wood & Co.

Email: [email protected]