The rules on pets in rental properties changed significantly on 1 May 2026. If you still have a blanket “no pets” clause in your tenancy agreements, it is no longer enforceable. The Renters’ Rights Act received Royal Assent on 27 October 2025, and the provisions covering pets came into force earlier this year. For landlords on the Wirral, understanding exactly what the new framework requires — and where you still have room to say no — is now a compliance matter, not just a matter of preference.
Before the Act, landlords could include a blanket prohibition on pets in any tenancy agreement and enforce it without giving reasons. That position has gone. Under the new legislation, tenants have a statutory right to request permission to keep a pet, and landlords are required to give each request genuine individual consideration (gov.uk, 2025).
The key change is the shift from a default of “no” to a process of considered review. A landlord who refuses a pet request must have a valid, reasonable justification. Refusing without one risks a court challenge.
The process is straightforward but has specific requirements on both sides.
What the tenant must do:
What you, as the landlord, must do:
What happens if you don’t respond: Silence is not a safe option. If a landlord fails to respond within the required timeframe, the tenant can apply to court. A court that finds a landlord has unreasonably refused, or simply ignored the request, has the power to order that the pet be permitted (gov.uk, 2025).
You can still refuse a pet request, provided the refusal is reasonable and you can point to a genuine justification. Acceptable grounds include:
What you cannot do is refuse simply because you would prefer not to have pets in the property. That is no longer a sufficient reason, and acting on it exposes you to a court claim.
A few points worth being clear on, because some common landlord responses to pet requests are now unlawful:
The deposit cap remains in place under the Tenant Fees Act, capped at five weeks’ rent for most tenancies. There is no separate “pet deposit” permitted. This is one of the most common concerns landlords raise about the new rules, and it is a legitimate one.
However, you can still use the tenancy deposit to cover damage caused by a pet, subject to the rules of whichever deposit protection scheme you use (gov.uk, 2019). You must not recover the same loss twice — claiming through both a deposit scheme and an insurance policy for the same damage would breach the rules.
Practically, it is worth reviewing your landlord insurance policy to ensure it covers pet-related damage. Some policies now offer this as standard; others require it to be added. Given that deposits cannot be topped up to account for the additional risk, having adequate insurance cover is the more important protection.
One important nuance: the statutory right to request a pet applies to existing tenants, not to prospective tenants or applicants. You can still decline to let a property to an applicant who has a pet. The obligation to follow the 28-day review process only arises once someone is your tenant (gov.uk, 2025).
This distinction matters when marketing a property. A pet-friendly listing may attract a wider pool of applicants, which is worth weighing against any risk concerns, but you are not obliged to accept pet-owning applicants at the point of marketing or referencing.
If a tenant believes you have unreasonably refused their request, they can apply to court to challenge the decision. Where the court agrees the refusal was unreasonable, it can order that the pet be permitted.
The government intends to introduce a new Private Rented Sector Ombudsman, which will provide an additional route for tenants to raise complaints about landlord conduct, including pet refusals. That service is expected to launch in late 2026 (gov.uk, 2025). Until it is operational, court remains the primary enforcement route for tenants.
Section 21 “no-fault” evictions were abolished on 1 May 2026, alongside the pet provisions. This is relevant because, under the old system, a landlord who objected to a pet could ultimately serve a Section 21 notice to regain possession. That option no longer exists. If a tenant acquires a pet without consent, or breaches the terms under which consent was given, you would need to rely on a Section 8 ground for possession instead.
The Act applies from 1 May 2026. Existing agreements made before that date are not retrospectively invalidated, but any new tenancy or renewal entered into from that point must comply with the new rules.
There is no specific prohibition on setting the rent at whatever level the market will bear. However, you cannot charge a separate “pet fee” or “pet deposit” as an additional payment — that would breach the Tenant Fees Act.
You can pursue a claim through the courts for any shortfall, as with any other tenancy damage. This is another reason to ensure your landlord insurance is adequate before consent is given.
Yes. Any standard tenancy agreement containing a blanket “no pets” clause should be revised. If you use a letting agent to manage your properties, check with them that their standard documentation has been updated.
If you let property on the Wirral and are unsure whether your tenancy agreements are compliant with the Renters’ Rights Act changes, it is worth taking advice sooner rather than later. To understand what your property could achieve on the current rental market, book a valuation with our team. Or, if you have a specific question about managing your portfolio, contact us directly.
