Tenant Has a Pet Without Permission? Here’s What to Do in East London

Discovering that a tenant has a pet without permission can cause concern, but the new law on pets in lets is clear. The rental landscape has become more pet friendly in 2026, with the Renters’ Rights Act 2025 giving tenants the statutory right to request a pet.

Why are pets in rental property a concern for both tenants & landlords?

For some people, banning pets in rental homes was a breach of tenants’ human rights – denying them the mental health boost which comes from the companionship of a furry friend. As a landlord, you may be concerned about protecting the property from fleas, property damage, bad smells and allergic reactions. However, the catch-all ‘no pets’ clause is no longer enforceable.

What’s the solution to the thorny issue of whether to allow pets in rented properties, or rather, how to approach the topic under the new guidance? Landlords in Scotland and Wales can ask prospective tenants for an additional deposit to cover potential pet damage. In England, however, a security deposit can (usually) be no higher than five weeks rent. However, there are some allowances, and strategies landlords can employ if you find your tenants of keeping pets, or you want to pre-empt future problems.

What Does the Renters’ Rights Act Mean for Pet Rules in Rental Properties?

The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025 and came into force on 1 May 2026, introducing new pet laws that apply to existing private sector tenancies in England, as well as new contracts. The Renters’ Rights Act has made ‘no pets allowed’ tenancy clauses no longer enforceable, and tenants should be allowed a pet by default, without any undue challenges from the landlord.

Expanding on the Consumer Rights Act (2015), tenants must have the right to ask permission to keep a pet – something which a landlord should not refuse without a legitimate reason. For example, the building’s lease conditions, an insurance policy taken out by the landlord, or the accommodation itself is unsuitable, like a studio flat that’s too small for a large dog. A landlord can also apply for exemption against a tenant’s right to have a dog or other domestic animal on religious or medical grounds.

The landlord can request tenant pet insurance to cover any potential damages, but in line with the Tenant Fees Act 2019, cannot demand it.

What Are The Consequences Of Keeping Pets Without Permission? 

If your tenants have pets without permission, you need to follow the new rules of the Renters’ Rights Act 2025. Blanket ‘no pets’ clauses are no longer valid, so your first step should be considering whether to give retrospective consent or address the situation formally in writing.

Can you evict a tenant for having pets?

Section 21 has been abolished but you may still be able to bring eviction proceedings against them under Section 8 for breach of tenancy. However, you will have to use discretionary grounds: Ground 12 for breach of agreement, or Grounds 13 or 15 if they pet has caused damage.

You will need to demonstrate to a judge that the pet has caused damage or is unsuitable for the size of the home in question, and the lengthy process and potential void period may not be worth it. Read more on the gov.uk website and our eviction guide.

Here are options from 1 May 2026 onwards.

1. Reject pets on legitimate grounds

You could tell your tenant they need to get rid of the pet if they are unsuitable, for example, large dogs when the property is too small. According to the Cats Protection charity, 1 out of 5 animals entering its rehoming centres have typically been put up for adoption because of clauses in tenancy agreements.

2. Negotiate the terms of keeping a pet

The most legally and practically straightforward option could be to come to an arrangement with your tenant. You may allow a pet with an additional security deposit to protect against potential damage, keeping in mind that the Tenant Fees Act caps total deposits at five weeks’ rent. When the appropriate time comes for rent review, you could consider adjusting the rent to reflect the addition of a pet to the property.

What Is the Statutory Pet Request Process Under the Renters’ Rights Act?

Tenants now have the right to make a pet request, and if they do, landlords need to give it serious consideration. Blanket bans aren’t acceptable, and the new process overrides any existing tenancy agreement terms. This is how the new process works, complete with timelines:

1. Receive a tenant’s written request – Tenants must submit a written request to keep a pet, including a description of the animal
2. Landlords have 28 days to respond in writing – If you need more information as a landlord, you must request it within that 28-day window.
3. Make a final decision on the pet request – Once the tenant responds with the requested information, the landlord has either the remainder of the original 28 days or 7 additional days (whichever is longer) to make a final decision.
4. Future decisions & final verdict – If the landlord agrees, permission applies to that specific pet only and cannot be withdrawn once given for that pet. The tenant must make a new request for any different or additional pet in future.

If the landlord refuses, the refusal must be reasonable and in writing — tenants can challenge an unreasonable refusal.

When Can a Landlord Refuse a Pet Request?

Under the Renters’ Rights Act, it’s your tenant asks permission to keep a pet, it is illegal for landlords not to give the request consideration. The question is now, ‘when is a refusal legally reasonable?’. General concerns about pet damage to the rental property are not acceptable reasons to turn down a pet request, instead you must give solid reasons such as:

• Leasehold or superior lease restrictions on pets, after taking reasonable steps to obtain freeholder consent.
• The property is genuinely too small or unsuitable for the animal in question.
• Demonstrable health and safety concerns or risk of potential damage, backed up by specific evidence.

An added advantage is that good tenants are worth hanging onto, and if they pay rent on time and take care of the property, allowing a well-behaved pet may be a price worth paying to keep them long-term.

Consider pets on a case-by-case basis

Whether you allow pets could also come down to which pet your tenant is proposing they bring onto the premises. A large dog would be unsuitable for little flat – while a hamster would be no problem at all. Similarly, an older cat or dog with settled behaviour is less likely to cause damage to the property than an energetic puppy or kitten.

How to set up a compliant, pet-friendly rental properties

Before the tenant moves into their rental home, consider what would make this arrangement work best for you. The government-backed Tenancy Deposit Scheme say they haven’t encountered many pet-related deposit disputes between a landlord and tenant, but they recommend landlords add a pet clause to the tenancy agreement. A good way to phrase this can be ‘pets permitted with prior written consent, which will not be unreasonably withheld’.

You should include clear guidelines, instructions and a pet policy for tenants in the tenancy agreement about putting right damage caused by pets. Be meticulous at recording the condition of your property in your inventory.

If they make a pet request, it’s fine for landlords to ask for details about the pet in question, such as whether it is well trained, has been neutered, makes a lot of noise, etc. Requesting a ‘pet reference’ from a previous landlord is also perfectly reasonable.

Carry Out Additional Pet Inventory Checks

Landlords or letting agents should always record the condition of skirting boards, paintwork, doors, curtains and flooring etc. regardless of whether the tenant has a pet or not.

If there is a pet then these are the areas that can reveal a problem. An experienced property management team will know what to look for. Check for smells (cat urine is particularly pungent) and look at the outside lawn for holes and burned grass (female dog urine causes discolouration in grass). Include dated photographs as evidence.

Pros and Cons of Allowing Pets in Rental Property

While landlords can no longer ban pets outright, understanding the pros and cons can help you to prepare for all eventualities.

Let your property with complete peace of mind

It’s not just new landlords who need to take the time to learn about the rules on keeping pets in rental properties. Established landlords will find that the Renters’ Rights Act has fundamentally changed the landscape when it comes to pets in the private rented sector. The days of the blanket ‘no pets’ policy are over, and it’s vital to have a process in place for handling pet requests fairly – and within the statutory 28-day timeframe. That’s where we come in.

Sandra Davidson can advise you about your legal responsibilities regarding pet clauses, tenants and pets, and other common issues. If you’re a landlord anywhere in London, including areas like Forest Gate, Collier Row, Goodmayes or beyond – Contact us today to learn more about the services we can offer you.

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