How the Renters’ Rights Act 2025 Could Help You Keep Your Emotional Support Animal
In force since 1 May 2026 · Renters’ Rights Act 2025
The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, and its pet provisions came into force on 1 May 2026. These provisions change the rights of tenants with pets, including emotional support animals, in private rented accommodation in England. Tenants with a genuine medical need for an emotional support animal now have stronger grounds to request permission and to challenge an unreasonable refusal.
This guide explains what the legislation changed, how it works alongside existing law, and what medical documentation strengthens an emotional support animal request.
Last updated 20 July 2026 to reflect the commencement of the pet provisions on 1 May 2026.
The Legal Position Before 1 May 2026
Until the pet provisions came into force on 1 May 2026, the law in England did not give tenants a general right to keep pets. Landlords could impose blanket no-pets clauses, with no obligation to consider individual circumstances. The main protections then available to tenants with emotional support animals came from two Acts that still apply today:
The Equality Act 2010, which requires landlords to make reasonable adjustments for disabled tenants. If an emotional support animal is necessary for managing a disability, a landlord who refuses without reasonable justification may be in breach of the Act. Enforcing this requires the tenant to demonstrate that the refusal was disability-related and unreasonable, a burden of proof that many tenants find difficult to meet without legal support.
The Tenant Fees Act 2019, which caps deposits and prohibits landlords from charging excessive fees for pets. This only applies once a landlord has agreed to allow pets; it does not compel agreement.
Case law such as Plymouth Community Homes v Palmer has been cited as an example where a housing provider was asked to consider exceptions to no-pets rules for tenants with mental health conditions, though that precedent applies most clearly to social housing rather than private lettings.
What the Renters’ Rights Act 2025 Changed for Pet Requests
Since 1 May 2026, the following applies to assured tenancies in England. The right is created by section 11 of the Renters’ Rights Act 2025, which inserts sections 16A and 16B into the Housing Act 1988.
The Default Has Shifted to Permission
Landlords can no longer impose blanket no-pets policies. Tenants have a statutory right to request permission to keep a pet, and the landlord must give or refuse consent in writing on or before the 28th day after the request. A landlord who fails to respond in time, or who refuses without a reasonable ground, is in breach of the implied term created by section 16A, which the tenant can enforce. The starting point has moved from “no pets unless stated otherwise” to a framework where refusals require justification.
Grounds for Refusal Must Be Reasonable
Landlords can only refuse a pet request on reasonable grounds. Section 16B sets out that a superior lease or freeholder prohibition is a reasonable ground. Beyond that, a property genuinely unsuitable for the specific animal, and documented evidence of risk to the property or other residents, are widely expected to count, though the boundaries will be tested through guidance and case law. A general dislike of animals or a blanket policy will not. Where a landlord reasonably asks for further information about the pet, the deadline extends to 7 days after the tenant provides that information, up to a maximum of 35 days.
Medical Need Strengthens the Request
Although the right applies to all pet requests, not just emotional support animals, a documented medical need significantly strengthens a tenant’s position when requesting an emotional support animal. A landlord who refuses a tenant with documented mental health needs, such as anxiety, PTSD, or depression, requiring an emotional support animal as part of their therapeutic care may find that refusal harder to justify as reasonable.
Interaction With the Equality Act
The Renters’ Rights Act does not replace the Equality Act 2010. It sits alongside it. For tenants with a disability as defined by the Equality Act, the reasonable adjustment framework continues to apply. The combination of both Acts creates a stronger position for tenants with emotional support animals than either Act alone.
Comparing Rights: Before and After 1 May 2026
| Issue | Before 1 May 2026 | Now (since 1 May 2026) |
|---|---|---|
| Landlord’s default position | No pets unless stated | Must consider requests; refusal only on reasonable grounds |
| Response timeframe | No requirement | 28 days to give or refuse consent in writing (35 if further information is requested) |
| Blanket no-pets clauses | Permitted | Cannot be enforced against an individual request |
| Medical need for an ESA | Relevant only under the Equality Act | Strengthens the reasonableness assessment |
| Additional pet deposit | Not permitted (deposit cap, Tenant Fees Act) | Still not permitted |
| Challenging a refusal | County court claim under the Equality Act 2010 | First-tier Tribunal (Property Chamber); county court can order specific performance (s.16A); local authority enforcement |
The Role of Medical Documentation
Whether under the Equality Act framework or the Renters’ Rights Act pet provisions now in force, medical documentation is the most important evidence a tenant can present when requesting an emotional support animal.
A letter from a GMC-registered doctor confirming your mental health condition, such as anxiety, depression, or PTSD, and explaining the therapeutic role the animal plays in managing that condition provides clear, credible evidence that your request is medically grounded rather than a preference.
As Shelter England notes in its guidance on the pet rules, tenants with documented medical needs for companion animals are better positioned to challenge refusals than those relying on general welfare arguments. The Clinical Review process for an emotional support animal letter covers assessment of your condition, the animal’s therapeutic role, and produces a letter formatted for use in housing correspondence.
An emotional support animal is distinct from an assistance dog, which has specific statutory rights under the Equality Act. Emotional support animals do not have the same automatic access rights as assistance dogs trained for specific tasks, but medical documentation significantly strengthens the case for reasonable adjustment under both the Equality Act and the Renters’ Rights framework.
For tenants whose landlord has already agreed to allow a pet but who are concerned about mental health-related housing needs more broadly, a mental health support letter can also document conditions relevant to housing allocation and tenancy management discussions.
Frequently Asked Questions
Is the Renters’ Rights Act 2025 in force? Yes, in part. The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, and its pet provisions came into force on 1 May 2026. Tenants in private rented accommodation in England now have a statutory right to request permission to keep a pet, and landlords must give or refuse consent in writing within 28 days. The existing protections under the Equality Act 2010 and Tenant Fees Act 2019 continue to apply alongside the new rules. Other parts of the Act are being commenced in later phases.
Yes, in part. The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, and its pet provisions came into force on 1 May 2026. Tenants in private rented accommodation in England now have a statutory right to request permission to keep a pet, and landlords must give or refuse consent in writing within 28 days. The existing protections under the Equality Act 2010 and Tenant Fees Act 2019 continue to apply alongside the new rules. Other parts of the Act are being commenced in later phases.
Can my landlord refuse to allow my emotional support animal? Only on reasonable grounds. Since 1 May 2026, a landlord must respond to a written pet request within 28 days and can refuse only where there is a reasonable ground, such as a superior lease that prohibits pets or a property genuinely unsuitable for the animal. If your emotional support animal is part of managing a recognised disability, an unjustified refusal may also breach the Equality Act 2010’s duty to make reasonable adjustments. A landlord who does not respond within 28 days is in breach of the implied term, and you can refer the matter to the First-tier Tribunal (Property Chamber).
Only on reasonable grounds. Since 1 May 2026, a landlord must respond to a written pet request within 28 days and can refuse only where there is a reasonable ground, such as a superior lease that prohibits pets or a property genuinely unsuitable for the animal. If your emotional support animal is part of managing a recognised disability, an unjustified refusal may also breach the Equality Act 2010’s duty to make reasonable adjustments. A landlord who does not respond within 28 days is in breach of the implied term, and you can refer the matter to the First-tier Tribunal (Property Chamber).
What counts as a reasonable ground for refusal? Section 16B sets out that a superior lease or freeholder prohibition is a reasonable ground. A property that is genuinely unsuitable for the specific animal, and documented evidence of risk to the property or other residents, are widely expected to count as well. A general preference against animals or a blanket no-pets policy is not a reasonable ground. The precise boundaries will continue to be clarified through government guidance and, over time, through case law.
Section 16B sets out that a superior lease or freeholder prohibition is a reasonable ground. A property that is genuinely unsuitable for the specific animal, and documented evidence of risk to the property or other residents, are widely expected to count as well. A general preference against animals or a blanket no-pets policy is not a reasonable ground. The precise boundaries will continue to be clarified through government guidance and, over time, through case law.
Does a medical letter make it harder for a landlord to refuse my ESA? Yes, significantly. Medical documentation from a GMC-registered doctor confirming the condition and the animal’s therapeutic role is directly relevant when a landlord considers whether a refusal is reasonable, under both the Equality Act 2010 and the Renters’ Rights Act pet provisions now in force. Without documentation, a landlord can more easily characterise the request as a preference rather than a medical need.
Yes, significantly. Medical documentation from a GMC-registered doctor confirming the condition and the animal’s therapeutic role is directly relevant when a landlord considers whether a refusal is reasonable, under both the Equality Act 2010 and the Renters’ Rights Act pet provisions now in force. Without documentation, a landlord can more easily characterise the request as a preference rather than a medical need.
Is an emotional support animal the same as an assistance dog? No. An assistance dog is trained for a specific task, such as guiding a visually impaired person or alerting to seizures, and has statutory access rights under the Equality Act. An emotional support animal provides therapeutic benefit through companionship and does not require specialised task training. ESAs do not have automatic access rights to public spaces, but they are protected in the housing context through the Equality Act’s reasonable adjustment framework.
No. An assistance dog is trained for a specific task, such as guiding a visually impaired person or alerting to seizures, and has statutory access rights under the Equality Act. An emotional support animal provides therapeutic benefit through companionship and does not require specialised task training. ESAs do not have automatic access rights to public spaces, but they are protected in the housing context through the Equality Act’s reasonable adjustment framework.
What happens if my landlord does not respond to my pet request? A landlord must give or refuse consent in writing on or before the 28th day after the request, or within 7 days of receiving any further information they reasonably asked for. If the landlord does not respond in time, or refuses without a reasonable ground, that is a breach of the implied term created by section 16A. You can refer the matter to the First-tier Tribunal (Property Chamber), and a court can order the landlord to allow the pet through specific performance. Local authorities also have enforcement powers. Keep full written records of your request, any medical documentation, and all correspondence.
A landlord must give or refuse consent in writing on or before the 28th day after the request, or within 7 days of receiving any further information they reasonably asked for. If the landlord does not respond in time, or refuses without a reasonable ground, that is a breach of the implied term created by section 16A. You can refer the matter to the First-tier Tribunal (Property Chamber), and a court can order the landlord to allow the pet through specific performance. Local authorities also have enforcement powers. Keep full written records of your request, any medical documentation, and all correspondence.
Need an Emotional Support Animal Letter?
GMC-registered UK doctors issue emotional support animal letters for housing requests, formatted for landlord correspondence and Equality Act reasonable adjustment requests. Issued within 24 to 48 hours.
