Renters’ Rights Bill: What Landlords Need to Know After the Conclusion of the House of Lords Review and Requirements for Allowing Pets in a Tenanted Property.

The Government’s Renters’ Rights Bill (“the Bill”) is moving closer to becoming law, with the House of Lords completing its review stage and Third Reading in July 2025. Several amendments were agreed, but the Bill’s core reforms remain firmly intact, including the end of Section 21 evictions and the shift to rolling periodic tenancies.

With final approval expected later this year or early 2026, private landlords should take this opportunity to understand what’s changing and how to prepare. Following our previous article on the general impact of the Bill What is the Renters Rights Bill and What Impact will it Have on Private Residential Tenancies? – Hopkins Solicitors this article looks to focus more closely on the changes to pets in rented accommodation, which landlords should be aware of.

Pets and the Renters’ Rights Bill: What Landlords Should Know

One of the Bill’s notable aims is to make it easier for tenants to keep pets in rented homes; a significant shift in the current private rental sector, where pet restrictions have long been a source of tension.

Why the change?

• Many tenants want pets for companionship and well-being, but landlords have often refused due to concerns about property damage and increased liability.
• The Bill recognises the positive role pets play in tenants’ lives and seeks to encourage landlords to allow pets while balancing their need to protect their investment.

What does the Bill do?

• It places an onus on landlords to consider pet requests reasonably and transparently rather than imposing blanket bans. Essentially, a landlord cannot unreasonably refuse a tenant’s request to keep pets at a rented property. What is an unreasonable refusal will likely vary with each specific set of facts; some reasonable reasons for refusing could be severe allergies, the property being unsuitable, and a superior lease having a no-pet clause (for circumstances where a property is leasehold).
• To address landlord concerns, the Bill includes provisions around pet damage insurance. The minor amendments made at Third Reading clarify these requirements to ensure landlords and tenants have clear guidance on insurance coverage for pet-related damages.
• This encourages landlords to accept pets by providing a practical way to manage risks associated with pet ownership, helping to foster a more pet-friendly rental market.

The Bill’s intention is to strike a fair balance, enabling tenants to enjoy the benefits of pet ownership while giving landlords tools to mitigate potential damage and maintain their properties.

Importantly, the core reforms of the Bill remain unchanged following the House of Lords review, reflecting strong parliamentary support for fundamental changes to the private rental sector.

What Are the Next Steps with the Bill?

The Bill will return to the House of Commons for further consideration in early September 2025. Following this, it is expected to receive Royal Assent in autumn 2025, with implementation likely commencing in early to mid-2026.

Overall, What Does the Bill Mean for Private Landlords?

The core reforms remain firmly in place, with significant changes incoming, including:

• Abolition of Section 21 “no-fault” evictions: Possession can only be sought on specified grounds, increasing protections for tenants.
• All new tenancies will be periodic: Tenants will have the flexibility to end their tenancy with two months’ notice at any time.
• Can no longer unreasonably refuse a request to allow a tenant to keep pets at a property
• Stricter possession and notice rules: Extended notice periods and delays will apply, especially where landlords intend to sell or move into the property.
• Rent increases capped at once per year, with tenant rights to challenge increases at tribunal.
• Mandatory landlord registration and membership of a new Ombudsman scheme.
• Enhanced property standards, including faster repairs and responses to hazards such as damp and mould, in line with “Awaab’s Law.”
• Stricter penalties for breaches, including rent repayment orders and banning orders for repeat offenders.

How We Can Support You

These reforms require landlords to adapt their tenancy management, compliance, and enforcement practices. Our team offers expert legal advice to help you:

• Update tenancy agreements to reflect the new regulations and pet policies
• Navigate possession claims and ensure compliance with stricter notice requirements
• Meet new registration and Ombudsman membership obligations
• Respond to enforcement actions and defend against tenant disputes

If you are a private landlord, acting now to prepare for these reforms will safeguard your interests and reduce risk.

Contact us today to discuss how we can support your transition to the new rental landscape.