Renting with pets: What tenants need to know

Finding a rental home that welcomes pets has historically been one of the more challenging aspects of the private rented sector. Since 1 May 2026, the rules have changed in a meaningful way for tenants in England. Understanding your rights, how the request process works, and how to put yourself in the best position is the most practical starting point.

Your right to request a pet

Since 1 May 2026, private tenants in England have the right to formally request permission to keep a pet in their rented home under the Renters' Rights Act. Blanket no-pets clauses in tenancy agreements are no longer enforceable. This does not mean every request will be approved, but it does mean your landlord must consider your request individually and cannot simply say no without a documented reason.

The right applies once you are already a tenant in a property. If you are searching for a new home before signing a tenancy agreement, the statutory process does not yet apply, though it is still worth raising the topic with agents and landlords at that stage.

How to make a request

Your request must be made in writing and must include a description of the pet. It is worth including details about the type of animal, its size, breed, and temperament where relevant. The more information you provide, the easier it is for your landlord to reach a decision within the required timeframe.

Your landlord has 28 days to respond to your request in writing. That window can be extended in two circumstances: if they reasonably ask for more information about the pet within the first 28 days, the final decision becomes due seven days after you provide that information; and if they need consent from a superior landlord or freeholder, the deadline extends to seven days after that consent is received or refused. If your landlord does not respond within the required period, consent is considered to have been granted.

When a request can be refused

A refusal must be specific to the property and the animal, not a general policy. Reasonable grounds for refusal might include a superior lease or freeholder agreement that prohibits animals, a property that is genuinely unsuitable for the specific type of pet, or concerns about the welfare of other occupants. A general dislike of pets, or an unsubstantiated worry about potential damage, will not meet the reasonableness standard the law requires.

If you believe a refusal is unreasonable, the Private Rented Sector Ombudsman, once operational, will handle disputes of this kind. You can also seek advice from Citizens Advice or take the matter to court.

What your landlord cannot do

Your landlord cannot charge you extra fees, request an additional deposit, or require you to pay for a specific pet insurance policy as a condition of giving consent. A requirement for pet insurance was proposed while the Act was passing through Parliament but was not included in the final legislation, so any landlord asking for it as a condition of consent is going beyond what the law allows.

Demanding a higher rent because of a pet is also not permitted. Once consent has been given, it cannot be withdrawn. If you want to keep an additional or different pet in future, that requires a separate written request.

Whether you are searching for a new home or already renting and considering getting a pet, a few straightforward habits make the process smoother:

• Use pet-friendly filters. Most major property portals let you filter for landlords who have already indicated a willingness to consider animals.

• Raise it early and transparently. When approaching a new landlord, mention a pet upfront rather than after you've settled in.

• Get a pet reference. A note from a previous landlord confirming your animal caused no damage or disturbance is a useful addition to any formal written request.

• Never move a pet in without permission. Doing so before consent is granted could put your tenancy at risk.

A note on assistance and emotional support animals

Assistance animals are trained working companions for people with a disability and are subject to different rules. Emotional support animals are not the same thing in law, they fall under the same rules as ordinary domestic pets and go through the standard request process above.

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Winter-proofing your rental: A landlord's maintenance checklist

The months before winter is when preventive maintenance is most commercially valuable. A problem identified and fixed in October costs less, causes less disruption, and takes less time to resolve than the same problem reported by a tenant in December when tradespeople are harder to reach and demand for emergency callouts is at its highest. Working through the following checklist before temperatures drop gives your property the best chance of getting through winter without significant issues.

Heating and boiler

The boiler and central heating system are the priority. Arrange a boiler service with a Gas Safe registered engineer before the cold weather arrives. An annual gas safety check is a legal requirement for landlords, and the service appointment is the natural opportunity to address both. The check covers all gas appliances, the boiler, flue, and pipework, and results in a Gas Safety Certificate that must be provided to tenants.

After servicing, bleed any radiators that have cold spots, check that heating timers and thermostats are working correctly, and confirm that the heating controls are clearly understood by the tenant. If the property has a smart thermostat, ensure the tenant knows how to operate it.

Gutters and drainage

Autumn leaves quickly block gutters and downpipes, causing water to overflow against the building and potentially penetrate walls. Cleaning gutters before the worst of the leaf fall is more effective than clearing them mid-winter. While the gutters are being checked, confirm that downpipes are discharging freely and that any gullies or drains around the property are unobstructed. Standing water around the base of a building increases damp risk inside.

Roof and exterior

Check the roof for loose or missing tiles, paying particular attention to areas around chimneys and flashings. A minor tile issue ignored in autumn can allow water ingress that causes significant internal damage through winter. Check fascias, soffits, and barge boards for any deterioration.

Inspect window and door seals for gaps that might allow draughts. Draught proofing around external doors and accessible windows improves tenant comfort and reduces heating costs.

Pipes

Exposed pipes in unheated areas such as lofts, garages, or external runs are vulnerable to freezing. Lagging these pipes with foam insulation is inexpensive and avoids the risk of a burst pipe during a cold snap. Check any external taps and isolate or drain them if they are not frost-protected. Confirm with your tenant where the property's stop tap is located so that the water supply can be turned off quickly in the event of a leak.

Damp and condensation

Winter brings higher condensation risk, and the NRLA's guidance on seasonal maintenance highlights extractor fans and ventilation as a key landlord check. Confirm that bathroom and kitchen extractor fans are working, that trickle vents on windows are open, and that there are no existing signs of damp or mould that need addressing before cold weather worsens them. Under Awaab's Law, as it applies to the private rented sector, landlords will face defined timescales for investigating and remedying damp and mould hazards.

Alarms

Test every smoke alarm and carbon monoxide alarm in the property. Replace any batteries that are low. If alarms are hard-wired, confirm they are functioning.

Communicating with tenants

Share emergency contact details before winter begins, including who to call outside office hours. Provide guidance on what minimum temperature to maintain when the property is empty to prevent frozen pipes and encourage tenants to report any maintenance issues promptly rather than waiting.

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Energy Performance Certificates explained: What every homeowner should know

An Energy Performance Certificate, commonly referred to as an EPC, is a document that rates the energy efficiency of a residential property on a scale from A to G. Band A represents the most efficient and Band G the least. The certificate has been a legal requirement for properties being sold or let in England since 2008, and understanding what it contains and how to use it is useful for buyers, sellers, landlords, and tenants alike.

When an EPC is required

A valid EPC must be in place before a property is marketed for sale or let. According to Zoopla's EPC guide, if a property does not have a valid certificate, the seller or landlord must commission one before marketing begins. The government's own guidance confirms that sellers must use all reasonable efforts to obtain an EPC within seven days of beginning to market, with a further 21 days allowed where this is not possible. For new build properties, the builder is responsible for providing the EPC at completion.

An EPC is not required if you are not selling or letting the property. There is no legal requirement for an owner-occupier who has no current plans to sell or let to hold a valid certificate, though it remains a useful document for understanding the property's energy performance.

What the certificate contains

The EPC contains more information than the letter rating alone. It shows the property's current energy efficiency score and its potential score if the recommended improvements were carried out. It provides an estimate of typical annual energy costs, broken down by heating, hot water, and lighting. It lists the main features of the property's construction and systems, including insulation levels, glazing, and heating type, and gives each a rating from very poor to very good.

The recommendations section is often the most practically useful part of the document. It sets out specific improvements that would raise the rating, with an estimated installation cost range and an estimated annual saving for each measure. Rightmove's EPC guide highlights this section as a valuable starting point for homeowners considering energy improvements, as it translates the abstract rating into specific, costed actions relevant to that particular property.

How long an EPC is valid

An EPC is valid for ten years from the date it was issued. If a property has been sold or let previously, there may already be a valid certificate registered. You can check whether a property has a current EPC by searching the government's Find an Energy Certificate service at gov.uk, which is free to use and allows you to download the full document.

What the rating means for buyers

For buyers, the EPC provides an objective indication of how much a property is likely to cost to heat and power. A property rated Band C will typically cost less to run than a comparable property rated Band E or below, and that difference accumulates over years of ownership. When comparing properties of similar size and price, the EPC rating is a practical factor to include in the assessment alongside location and condition.

What the rating means for landlords

Private landlords in England cannot let a property rated below Band E without a registered exemption. The current minimum is Band E and has applied to all tenancies since April 2020. The government has confirmed a target for all privately rented properties to reach Band C by October 2030, though the secondary legislation to make this mandatory has not yet been passed. Landlords should check the current rating of each property in their portfolio and begin planning any required improvements well in advance of that deadline.

How to get an EPC

EPCs must be produced by an accredited domestic energy assessor. The assessor visits the property, inspects its construction, heating systems, insulation, windows, and lighting, and uses a government-approved methodology to calculate the rating.

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