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If you're a landlord and you've been wondering what the new pet rules actually mean for you in practice, you're not alone. Since the Renters' Rights Act (RRA) came into force on 1st May 2026, this has become one of the most common questions we hear from landlords across our network.The good news is that the rules aren't as daunting as many headlines have made them seem. You are still able to say no to a pet request; there just needs to be a valid reason. Here's everything you need to know..What's actually changed?Before May 2026, landlords could operate a blanket "no pets" policy without needing to justify it and could advertise their properties that way from the outset. That's no longer the case.Under the RRA, all private tenants now have a legal right to formally request to keep a pet in their rented home. This right is implied into every tenancy agreement, regardless of what the contract says, meaning that even if a current tenancy agreement includes a "no pets" clause, your tenant can still submit a formal written request, post 1st May 2026.Importantly, landlords can still refuse a pet request, but any refusal must be reasonable, specific to the property and pet in question and communicated in writing within 28 days.What counts as a reasonable refusal?This is where most landlords are understandably looking for clarity. While the government hasn't published an exhaustive list, the following are considered likely to constitute reasonable grounds for refusal:The property isn't suitable for the pet requested. A large dog in a small flat without outdoor space, for example, is a genuinely property-specific reason, and one that holds up.Your lease prohibits it. If you're a leasehold landlord and your superior lease or freeholder has a no-pets clause, you may have no practical choice but to refuse. You must, however, take reasonable steps to seek the freeholder's consent before declining.A co-tenant has a serious allergy. In shared properties, the health and wellbeing of existing tenants is a legitimate consideration.There is credible evidence of risk to the property, neighbours, or other occupants. This needs to be specific and evidenced, not speculative.If you have a specific example or are still unsure what would count as 'reasonable refusal' our team of experts are on hand to help.  What doesn't hold up as a refusalThis is equally important. The following are not considered reasonable grounds for refusal:You've had bad experiences with pets in previous tenanciesYou're worried about potential future damage (without specific evidence)You simply don't like animalsA blanket policy that applies to all pets in all circumstancesIt is also worth noting that assistance animals such as guide dogs cannot be refused. This has always been the case under the Equality Act 2010, and it remains so.The wording matters in listings and in lettersOne of the most practical changes for landlords is around advertising. You can no longer list a property as "no pets" upfront or use exclusionary wording in listings that signals pets will not be considered under any circumstances.When refusing a specific request, the wording of your written response matters too. Compare these two responses:❌ "No pets are ever allowed at this property."✅ "The lease for this flat prohibits all animals. Breaching this condition could put the tenancy at risk. We have contacted the freeholder to request consent and have been refused."The first is a blanket statement. The second is a reasoned, property-specific explanation.Your managing agent will be able to advise you on the best way to approach a response which will meet the regulations.The 28-day window and why it mattersOnce a tenant submits a written pet request (which must include a description of the animal), you have 28 days to respond in writing. If you need more information to make your decision, for example the breed, size, or age of the pet, you must request it within that same 28-day window. Once the tenant responds, you then have seven days to give your decision.Missing this window creates unnecessary legal exposure, even when your refusal would have been entirely justified. Good record-keeping and prompt communication are now just as important as the decision itself, which is something our teams have already been undertaking.Once you say yes, you can't take it backThis is one aspect of the legislation that catches landlords by surprise. If you grant permission to keep a specific pet, that consent is permanent for the duration of the tenancy. You cannot withdraw it at a later date. The pet in question will not be treated as a tenancy breach, regardless of any change in circumstance.This makes it especially important to assess each request thoroughly before responding, and to avoid giving any informal or provisional approval while you think it over.What about challenges and disputes?If a tenant believes you've refused unreasonably, they can apply to court. Where a court agrees, it has the power to order you to allow the pet and to require you to cover the tenant's costs. From later in 2026, once the Private Rented Sector Ombudsman becomes operational, tenants will also be able to raise complaints through that route, with the ombudsman able to compel landlords to pay compensation in some circumstances.The practical message here isn't one of alarm, it's one of process. A well-reasoned, property-specific, documented refusal is solid ground. An unconsidered or blanket one is not.  Our advice to landlordsThe shift is less about losing control of your property and more about being asked to be consistent and transparent in how you exercise it. Most reasonable landlords already make decisions on a case-by-case basis and the Act simply formalises that approach.If you're unsure how to handle a pet request, or you want a clear process in place for managing these situations across your portfolio, our lettings team is here to help. We've been guiding landlords through the Renters' Rights Act changes since the legislation was confirmed, and we're well placed to help you navigate this with confidence.Get in touch with your local Julian Wadden team today — we're always happy to talk things through.This article is intended as general guidance only and does not constitute legal advice. For advice specific to your tenancy or portfolio, please speak to one of our lettings specialists. 

The Bank of England's decision to keep the base rate at 3.75% was widely expected, but that doesn't mean it's without significance. For buyers, sellers, homeowners and investors, holding rates steady provides something the property market has been craving for the past few years: stability. The decision, taken by a 7-2 majority of the Monetary Policy Committee, reflects the Bank's cautious approach as it balances easing inflation against ongoing economic uncertainty.While many had hoped for another rate cut, a hold should not necessarily be viewed as bad news. In fact, for much of the housing market, certainty is often just as valuable as lower interest rates.Greater Confidence for BuyersOne of the biggest barriers to moving over the past two years has been uncertainty. Buyers have delayed purchases while waiting for mortgage rates to fall, unsure whether borrowing would become cheaper in just a few months.With the Bank signalling a cautious "wait and see" approach, many prospective buyers may now decide there's little benefit in continuing to delay. While mortgage rates aren't directly tied to the base rate, lenders have already been pricing in expectations of stable rates, meaning many competitive fixed-rate products remain available.This could encourage more first-time buyers and home movers to re-enter the market, particularly those who have spent months sitting on the sidelines.Mortgage Rates Are Likely to Remain CompetitiveIt's important to remember that the Bank of England base rate isn't the only factor influencing mortgage pricing. Lenders also look at swap rates, competition and future market expectations.Because financial markets had largely anticipated this decision, many lenders had already adjusted their products accordingly. Rather than seeing dramatic changes overnight, borrowers are more likely to benefit from continued competition between lenders as banks seek to attract business.For anyone considering buying or remortgaging, now may be an opportunity to secure a deal without the pressure of rapidly rising borrowing costs.A More Balanced Housing MarketThe frenzied property market seen during the pandemic was unsustainable, while the sharp slowdown caused by higher interest rates left many transactions on hold.Today's environment is creating something healthier: a more balanced market.Properties that are realistically priced continue to attract strong interest, while buyers have more time to make considered decisions. Sellers are adjusting expectations, negotiations are becoming more common, and transactions are increasingly based on genuine affordability rather than fear of missing out.This creates better conditions for long-term market stability.House Prices Could Continue to StrengthenAlthough rapid house price growth is unlikely to return in the short term, a stable interest rate environment tends to support gradual price growth.Lower inflation, improving wage growth and greater confidence among buyers could all help underpin demand throughout the remainder of the year. At the same time, the ongoing shortage of available housing across many parts of the UK continues to support property values.Rather than dramatic increases, many analysts expect modest, sustainable house price growth if economic conditions continue to improve.Positive News for SellersFor homeowners considering selling, the decision should provide reassurance.Stable borrowing costs mean more buyers are able to calculate affordability with confidence, reducing the risk of sales falling through because mortgage products disappear or rates suddenly increase.The pool of active buyers may gradually increase over the coming months as confidence returns, particularly if inflation continues to ease and employment remains resilient.However, pricing remains critical. Buyers remain value-conscious, and properties priced realistically are still achieving the strongest levels of interest.Investors May Also BenefitBuy-to-let investors have faced rising borrowing costs, tax changes and tighter regulations over recent years.While today's decision doesn't suddenly improve investment returns, it does provide greater certainty around financing costs. Investors seeking long-term rental income may now feel more confident making purchasing decisions without fearing immediate increases in borrowing costs.Combined with continued demand for rental property across much of the UK, stable interest rates may encourage renewed activity within the investment market.Looking AheadThe Bank of England has made it clear that future decisions will continue to depend on inflation and wider economic data. While some members of the Monetary Policy Committee remain concerned about inflationary pressures, the overall message is one of caution rather than urgency.For the property market, that may be exactly what's needed.Rather than dramatic interest rate cuts or unexpected increases, a period of stability allows buyers, sellers, lenders and estate agents to plan with greater confidence.After several years of volatility, confidence—not necessarily lower interest rates—could become the biggest driver of activity in the UK housing market over the months ahead.