One of the biggest misconceptions around the Renters’ Rights Act and renting with pets in the UK is that landlords will have to allow pets. Full stop.
That simply isn’t true.
After May 1st 2026, many tenants searching for pet-friendly properties to rent will assume they can request, or even demand permission to keep a dog or cat. However, when it comes to leasehold flats and blocks, the reality is very different.
Many buildings are subject to “no pets” clauses within what is known as a head lease.
This is the overriding lease for the building, and it can strictly forbid pets, regardless of what a landlord or tenant may want.
Many landlords are unaware of no pets clauses in head leases. In turn, some estate agents are also unaware when marketing a property as pet friendly. Even if you own the property, you may not legally be allowed to live there with a pet.
It sounds absurd, but it happens.
Importantly, the Renters’ Rights Act does not override head lease restrictions. These fall under separate legislation, including the Leasehold & Freehold Reform Act.
My advice:
If you are looking to rent a pet-friendly property in a leasehold block, double-check that pets are genuinely allowed. Don’t rely solely on what an estate agent tells you.
If the building has a concierge, ask at the desk. Do your own research. Contact the managing agents. If you meet current tenants during a viewing, ask them directly.
That kind of insight is priceless.
What is the landlord really like?
Do they fix issues quickly?
What are the neighbours like?
This is the reality of renting with pets in the UK and it pays to ask the right questions early.
100% Fact: The Renters’ Rights Act Does Not Change No Pets Head Leases in Blocks
If an estate agent says a flat will allow you to rent with your dog, insist and don’t back down that a pets clause is written into the tenancy agreement. Otherwise the landlord could change their mind and you have no legal standing.
If they hesitate, that’s your red flag.
This simply cannot be done if the building itself does not allow pets. You cannot override restrictions written into a building’s head lease.
In many cases, this approach quickly “flushes out” whether the property is genuinely pet friendly.
Here is an example pet clause you can provide:
“It is further agreed between the Landlord and Tenant that the Landlord grants permission for the Tenant to keep a pet {insert animal type and breed} named {insert animal name} (“The Pet”) in The Property for the duration of the Tenancy. The Tenant agrees not to keep or permit to be kept on the Property any further pets or animals of any description without the previous consent in writing of the Landlord.”
So What is a Head Lease?
In many flats across London and the UK, the ownership structure typically works like this:
- The freeholder owns the building
- The head lease (building lease) sets the rules
- Leaseholders (flat owners) must follow those rules
- Tenants then rent from the leaseholder
If the head lease states “no pets”, the leaseholder legally cannot grant permission to a tenant to keep one.
Even if the landlord personally loves dogs and cats, their hands are tied.
Why This Matters With the Renters’ Rights Act
Speaking to estate agents and tenants, there is a growing belief that landlords must allow pets under the new law.
That’s simply wrong.
The wording around a landlord not being able to “unreasonably refuse” a pet is already open to interpretation. In practice, many landlords will still find ways to decline.
But with head leases, there is no grey area.
They are effectively set in stone.
There is no workaround and breaching them can ultimately lead to enforcement action or eviction.
In reality, the Renters’ Rights Act may create more confusion, not less, when it comes to pet-friendly renting in the UK.
About the Author – Russell Hunt
Pets Lets Expert Insight
This article was written by Russell Hunt, co-founder of Pets Lets, a specialist service helping tenants secure pet-friendly property to rent in London and across the UK.
With more than 30 years of experience in the London property market, Russell works with tenants, landlords and estate agents to make renting with pets possible in practice, not just in theory. His work focuses on helping pet owners present strong applications, prepare properly for competitive markets, and navigate landlord concerns around pets.
Through Pets Lets, Russell supports UK tenants and international relocations looking for dog-friendly properties, pet-friendly long-term rentals, and realistic advice on renting with pets.
Russell also runs the community “Relocating to the UK with Pets”, helping thousands of members understand the realities of travelling to the UK with pets.
Learn more about pet-friendly renting advice and services at Pets Lets
For further guidance on renting with pets, visit Dogs Trust’s Lets with Pets
