For many tenants, a pet is part of the family. For landlords, however, agreeing to a pet can bring understandable worries about damaged carpets, scratched doors, noise, fleas and complaints from neighbours.
Since 1 May 2026, landlords can no longer simply say “no pets” without properly considering the request.
Under the Renters’ Rights Act 2025, private tenants with an assured tenancy have the right to ask for permission to keep a pet. The landlord can still say no, but the decision must be fair and reasonable.
The tenant must ask first
Tenants do not have an automatic right to move a pet into the property without permission.
They must make their request in writing and provide a description of the animal. Ideally, the request should explain:
- What type of animal it is;
- Its breed, age and size;
- Whether it is house-trained;
- Whether it has lived in rented accommodation before;
- How much indoor or outdoor space it needs; and
- Whether the tenant has pet insurance.
If the tenant brings a pet into the property without asking, they may be breaking the terms of their tenancy agreement.
Landlords have 28 days to reply
Once a written request is received, the landlord normally has 28 days to respond in writing.
If more information is needed, the landlord should ask for it within those 28 days. Once the tenant provides the information, the landlord will usually have either the remainder of the original period or another seven days to make a final decision, whichever gives more time.
Leasehold properties may require permission from the freeholder or superior landlord. If so, the landlord should request that consent within the original 28-day period and keep the tenant informed.
The safest approach is to record the date the request was received and keep copies of every email, letter and document.
When can a landlord refuse?
A landlord may refuse a pet where there is a genuine reason connected with that particular animal or property.
A refusal might be reasonable where:
- Another resident has a serious allergy;
- The property is too small for the animal;
- Too many pets are being requested;
- The animal would be illegal to keep;
- The superior lease prohibits pets;
- The freeholder has reasonably refused permission; or
- The animal would create a genuine safety or welfare concern.
For example, a large and untrained dog may not be suitable for a small room in a shared HMO, particularly if another tenant has an allergy.
On the other hand, refusing a small, quiet animal simply because the landlord does not like pets would be difficult to justify.
Previous problems with another tenant’s pet or a general worry that an animal might cause damage will not normally be enough on their own.
Consider the pet—not just the property
Every request should be considered individually.
A large dog is not automatically unsuitable for a flat, just as a small dog is not automatically suitable. The landlord should consider the animal’s behaviour, training and needs, as well as the tenant’s ability to care for it.
Useful questions include:
- Is the pet house-trained?
- Has it caused damage or complaints before?
- Will it be left alone for long periods?
- Can the tenant provide a reference from a previous landlord?
- Is there enough space for the animal to live safely?
- Could it cause a nuisance to neighbours or other tenants?
- Does the building have rules about animals in communal areas?
A garden may be helpful, but it is not always essential. Some dogs can live happily in flats when their owners provide enough exercise, attention and outdoor activity.
Assistance animals are different
An assistance animal, such as a guide dog, should not be treated in the same way as an ordinary household pet.
Where an animal supports a tenant with a disability, refusing permission could amount to disability discrimination. Government guidance says that it would normally be unreasonable to refuse when the landlord knows the tenant needs an assistance animal.
Landlords should seek advice before refusing this type of request.
If permission is granted
Before giving consent, the landlord and tenant should agree on clear and reasonable expectations.
These may include requirements that the tenant:
- Keeps the pet properly cared for and supervised;
- Prevents excessive noise or nuisance;
- Keeps the property clean and hygienic;
- Arranges appropriate flea and worm treatments;
- Pays for damage caused by the pet; and
- Requests permission before bringing another pet into the property.
Once permission has been granted, the landlord cannot simply change their mind later. It is therefore important to consider the request carefully before confirming consent.
Protecting the property
Landlords cannot ask for a separate pet deposit that takes the total deposit above the legal limit. The usual deposit cap remains five weeks’ rent where the annual rent is below £50,000 and six weeks where it is £50,000 or more.
Landlords can still protect themselves by:
- Completing a detailed photographic inventory;
- Recording the property’s condition before the pet arrives;
- Carrying out reasonable inspections with proper notice;
- Checking whether their insurance covers pet damage;
- Keeping the written request and permission; and
- Recording any damage or complaints.
If the pet causes damage, the landlord may be able to make a reasonable deduction from the deposit or claim under an insurance policy. The landlord cannot recover the same cost twice.
If permission is refused
A refusal should always be given in writing and should explain the reason clearly.
Rather than simply writing “no pets allowed”, the landlord should explain why that particular animal is unsuitable for that particular property.
The tenant may challenge the decision if they believe it is unreasonable. Keeping a written record of the information considered and the reasons for the decision will help the landlord show that the request was handled properly.
A fair approach works for everyone
The new rules do not mean landlords must accept every pet. They are intended to create a fair process where tenants ask properly and landlords make a reasonable decision based on the facts.
A responsible pet owner may also become a long-term tenant because pet-friendly homes can be difficult to find. This can help landlords reduce empty periods and build a better relationship with their tenants.
At Let-Buy-Invest Properties Ltd, we help landlords manage tenant requests, maintain clear records and protect their properties while meeting their legal responsibilities.
This article provides general information and does not constitute legal advice. Individual circumstances, tenancy terms and superior leases should always be checked.