Pets and the Renters’ Rights Act: What Bristol Landlords Need to Know

The Renters’ Rights Act has now received Royal Assent and new rules around pets will apply from 1 May 2026. Understandably, many landlords are asking what this means in practice, and how they should respond when a tenant asks to keep a pet.

At The Bristol Residential Letting Co, we work closely with landlords across Bristol and the surrounding areas. With the new rules approaching, many Bristol landlords want clarity on how to manage pet requests in a fair and confident way. We want to reassure you that you will continue to have control over your property. The law simply asks for decisions to be fair, reasonable and based on the facts. We are fully prepared for the changes and ready to support you through every request.

A New Approach to Pets Under the Law

Tenants will now have the right to ask for permission to keep a pet, and they must do this in writing. You will then need to consider their request on a case-by-case basis. Blanket bans on pets will no longer be acceptable.

Landlords can still say no, but only when there is a fair and reasonable reason. Personal feelings about pets are not enough.

This reflects what legal experts are already advising. In a recent LinkedIn post, law firm partner David Smith explained:

“The proper consideration should involve much more specific questions, which are unconnected to personal opinions and relate to a question of compatibility between pet and property.”

This is exactly the mindset the new legislation expects. For landlords with properties in Bristol, this shift highlights the importance of making decisions based on facts rather than personal views.

What Tenants Must Do When Asking for a Pet

To request a pet, tenants must:

• Put the request in writing
• Include a description of the pet, such as the type, breed, size or any other helpful details
  

As a landlord, you can ask for more information if needed. For example, you may want to know:

• How big the pet will be
• Whether the pet is house trained
• Whether it is suitable for shared or communal spaces
  

Clear communication is essential, particularly in busy rental areas like Bristol where many tenants may now feel more confident in making pet requests.

Most importantly, you should make your decision based on the specific pet being requested, not pets in general.

Your Legal Deadlines

The timing rules are simple:

You have 28 days to respond to the tenant’s first request.

If you ask for more information:

• The tenant must provide it
• You then have either the remainder of the original 28 days or an extra 7 days, whichever is longer
  

If you do not respond in time, the tenant can apply to the court to enforce the rules.

When You Can Refuse a Pet Request

There are several situations where a refusal is likely to be considered reasonable:

• Another tenant in the property has a relevant allergy
• The property is too small for the pet
• The pet is illegal to own
• The terms of your lease do not allow any pets (if you are a leaseholder)
  

These reasons are linked to genuine constraints, not personal preference.

Reasons that are not usually acceptable include:

• “I don’t like pets”
• “A previous tenant’s pet caused damage”
• “Pets might cause damage in the future”
• “Pets make it harder to let the property later”
• Concerns about assistance animals – these must be allowed
  

If you refuse a request, you must put your decision in writing and explain clearly why you are refusing. Tenants can challenge refusals if they believe they are unfair.

How to Decide: Matching the Pet to the Property

David Smith’s advice highlights a helpful way to approach these decisions. Instead of thinking about “pets” as a broad category, focus on whether the individual animal is suitable for the property.

Step 1: Consider the pet

Look at:

• Size
• Energy level
• Exercise needs
• Natural behaviour
• Typical space or welfare requirements
  

For example, a small, calm dog has very different needs from a large active breed.

Step 2: Consider the property

Ask what pets the property can reasonably support:

• A large rural home may be suitable for many pets, including larger dogs or even livestock
• A small terrace house with limited outdoor space may only be suitable for smaller pets such as small dogs, indoor cats, fish or hamsters
• A studio flat may only be right for small dogs, house cats and small caged animals
  

In Bristol we see a wide mix of property types, from compact city-centre flats to larger suburban homes. Each comes with different considerations, so assessing compatibility is especially important for Bristol landlords managing a varied portfolio.

Risk Mitigation for Landlords

If you agree to the pet, you can still manage risk in a fair and sensible way.

Reasonable conditions you can apply

The law allows you to set fair conditions linked to the pet or the property, such as:

• Limits on the number of pets
• Conditions to prevent nuisance to neighbours
• Expectations around hygiene and care
  

Protecting your property

You can use the tenancy deposit to cover actual damage caused by a pet.
You must not claim twice (for example, both on insurance and the deposit).

If concerns arise

• If a pet causes issues, speak with your tenant first.
• If the pet is causing nuisance, antisocial behaviour guidance may apply.
• If you have concerns about the pet’s welfare, you can contact the RSPCA, your local council or the police.

Conclusion

The Renters’ Rights Act does not remove your ability to decide whether a pet is appropriate for your property. It simply requires decisions to be clear, fair and based on the facts.

By looking at the compatibility between the specific pet and the specific property, landlords can make decisions that meet legal expectations and work well in practice.

With The Bristol Residential Letting Co supporting you throughout the process, Bristol landlords can feel confident they are compliant, protected and offering high-quality homes across the city.

If you would like help with a current or upcoming pet request, please contact our team using the form below.