Renters' Rights Act: why leaseholders who let may now ask your company about pets

What happened

The Renters’ Rights Act 2025 changed private renting in England in phases. The first phase, the new tenancy rules, came into force on 1 May 2026 under the Renters’ Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026. Fixed-term private tenancies became periodic, section 21 “no fault” evictions ended, rent rises are limited to once a year, and tenants gained a right to ask to keep a pet.

Most blocks have some flats that are let. The landlord of each one is usually the leaseholder, not the block company, so most of these rules are the leaseholder’s business. The pet rule is the one most likely to reach the board.

How the pet rule works

Section 11 of the Act adds new sections 16A and 16B to the Housing Act 1988. For a private assured tenancy in England:

• the tenant may ask in writing to keep a pet, describing it;
• the landlord must not unreasonably refuse, and must answer in writing within 28 days;
• if keeping the pet needs the consent of a superior landlord under the landlord’s own lease, and the landlord asks for it within those 28 days, the landlord can wait and then has 7 days from the superior landlord’s answer to reply.

The Act says it is reasonable for the landlord to refuse where the pet would put them in breach of their agreement with the superior landlord, or where that agreement needs the superior landlord’s consent and it has not been given despite reasonable steps.

What it means for your building

If your company owns the freehold, it is the superior landlord of every leaseholder who lets. So where your leases ban pets, or allow them only with consent, expect requests from leaseholders who have had a request from their tenant. The Act does not put a deadline on the company, and it does not override the lease: the board decides under the lease terms as it always has. But a slow answer leaves the leaseholder unable to reply to their tenant, and a decision with no reasons is harder to defend if it is challenged under the lease.

If your company is an RTM or management company and does not own the freehold, check who gives consents under your leases. It may still be the freeholder.

What to do now

• Read your leases’ pet clause: is it a ban, consent “not to be unreasonably withheld”, or consent at the landlord’s discretion? Leases in one block can differ.
• Agree a short pet policy at a board meeting: what you will consider (type and number of animals, behaviour, cleaning of common parts), any conditions, and whether you charge a fee for consent, if the lease allows it.
• Agree who handles requests and aim to answer well within a fortnight, so leaseholders can meet their 28 days.
• Keep a record of each request and decision.
• Tell leaseholders who let how to ask, in your next newsletter.

This is general information about the Act, not legal advice. What your company can do depends on your leases. Check the lease and take advice if it is unclear.

How Freeholdpilot helps

Freeholdpilot’s directors’ portal records board decisions and keeps leases and policies in one document store, so the board can agree a pet policy once, record each consent, and find the lease clause when a request comes in.