Renting in London with pets in 2026

Finding a pet-friendly rental in London has always been a challenge, with landlords viewing our four-legged friends as a liability. And with demand for rental properties outstripping supply, they rarely need to take that risk when pet-free applicants are in plentiful supply. But there’s hope.

The Renters’ Rights Act 2026, which comes into force on 1 May 2026, offers progress for pet owners – but does it go as far as many people hoped? Before you book a pet passport appointment, take the time to understand what the new legislation does – and, just as importantly, what it doesn’t.

What you’ll learn in this quick guide

• The Renters’ Rights Act 2026 – what it does and doesn’t do for pet owners
• How pet type impacts renters
• How property type impacts pet owners
• Practical tips for pet-owning renters
• FAQs

What the Renters’ Rights Act says about pets

A headline promises of the bill is landlords will no longer be able to issue a blanket “no pets” ban. Instead, they must consider requests on a case‑by‑case basis and can only refuse with a “reasonable reason.”

From 1 May 2026, tenants in the private rented sector will have a statutory right to make a written request for permission to keep a pet. Once submitted, the landlord must respond within 28 days. The legislation also explicitly bans landlords from charging higher rent or extra fees because a prospective tenant has a pet – a common practice that will become unlawful.

Landlords can still say no

On paper, the Renters’ Rights Act sounds like a major breakthrough for pet owners. In practice, it’s more nuanced, with the law’s limits becoming clear.

Landlords can still refuse pet requests where it’s reasonable to do so. The legislation deliberately does not define “reasonable” exhaustively, leaving room for interpretation. Valid grounds for refusal can include:

• The property is unsuitable for certain animals
• Lease restrictions – such as some buildings still prohibit pets
• Concerns about safety or welfare

Here’s the catch: Landlords are not required to disclose their reason for refusal to you at the pre-tenancy/application stage, and there’s no mechanism to challenge their decision. Therefore, if a landlord has multiple competing offers on the table, they will naturally gravitate towards the applicant who feels least risky – and a pet-free household will typically appear the path of least resistance. The Renters’ Rights Act won’t prevent that course of action.

So, while the new legislation discourages automatic rejections, it doesn’t eliminate them. The new rights will be most beneficial once you’re already in a tenancy and want to bring a pet home. In these circumstances, if your landlord refuses your written request to keep a pet, and you believe that refusal is unreasonable, you’ll be able to challenge it at the First-tier Tribunal (Property Chamber).

Not all pets are equal in London’s rental market

Beyond legislation, there’s a practical reality: the type of pet you have shapes your chances dramatically.

• Cats – Quieter, less destructive, and perceived as lower-risk by most landlords.
• Small dogs – More landlord hesitation than cats, but generally manageable, particularly in houses. Breed might also be a consideration.
• Large dogs – Noise, space, potential damage – landlord concerns mount. Flats are especially tricky. Houses with gardens give the best chance.
• Multiple pets – Each animal adds complexity. More than one pet of any kind will narrow your options, especially in London’s competitive rental market.

Houses vs. apartments

Property type matters as much as pet type. Houses – especially those with gardens – are considerably more accessible for pet owners thanks to factors like less noise impact on neighbours and more outdoor space.

Apartments, on the other hand, present challenges. Many London flats are leasehold, meaning the freeholder’s rules take precedence over the individual landlord. If the freeholder prohibits pets, your landlord cannot grant permission regardless of how willing they might be. The new legislation won’t override this.

Practical tips for pet-owning renters

• Prioritise houses over flats, and always ask about freehold restrictions before viewing
• Prepare a pet CV: breed, age, vaccination records, and a reference from your previous landlord
• Put your pet request in writing from the start – the clock runs once the formal request is received
• Be transparent about having a pet – hiding a pet and hoping for the best can lead to problems in the future
• Consider widening your area search – some boroughs have notably higher concentrations of houses with gardens.

FAQ

Does the Renters’ Rights Act mean my landlord has to accept my pet? No. From May 2026, it’s illegal for landlords to issue a blanket refusal – but they can still say no if they have a reasonable justification. The law removes arbitrary bans; it doesn’t guarantee a yes.

Can a landlord charge me more rent because I have a pet? No. From May 2026, asking for a higher rent or additional fees specifically because of a pet will be unlawful under the Renters’ Rights Act. Your standard tenancy deposit is the landlord’s recourse for any damage caused.

Can I ask my landlord to explain why they refused my pet? It depends on where you are in the rental process. Before you move in, landlords have no obligation to explain why they’ve chosen another applicant over you. However, once you’re an existing tenant making a formal written request to keep a pet, they must provide a reason from May 2026, and a vague or unconvincing one can be challenged at tribunal.

Are some pets easier to rent with than others in London? Yes. Cats tend to be the easiest, as they’re quieter and perceived as lower risk. Small dogs are manageable in the right property; large dogs are harder, particularly in flats. The more pets you have, the narrower your options become.

Sources

• Gov.UK – Renting out your property: guidance for landlords and letting agents
• House of Commons Library – Can my landlord prevent me from keeping a pet? (England)
• Simply London – How to bring your pet to the UK
• Simply London – London: officially the world’s best city to live and work

Consult with Simply London

At Simply London, we specialise in helping families – and their pets – find homes and settle into life in London. We know how the legislation works, which neighbourhoods offer better options, and how to position your application to maximise your chances.

If you’re planning a move with a pet, we can guide you through every step, from property search to negotiation.

Read more about our Pet-friendly home search services, and contact us today!