Can a Landlord Refuse a Pet Request?
The New Rules Under the Renters' Rights Act

What Changed on 1 May 2026

Before the Renters' Rights Act 2025, landlords in England could include a blanket 'no pets' clause in a tenancy agreement and decline all pet requests without giving reasons. That position is no longer lawful.

From 1 May 2026, the starting position reversed. Tenants have a right to request a pet, landlords must consider the request properly, and refusal is only valid if based on specific reasonable grounds. A blanket no-pets clause in a tenancy agreement is unenforceable from this date.

This does not mean landlords must accept every pet. It means that each request must be assessed on its merits, a response must be given within 28 days, and any refusal must be explained and reasonable.

The 28-Day Response Rule

When a tenant submits a pet request in writing, the landlord has 28 days to respond. The response must be in writing and must either:

• Grant consent (with or without conditions)
• Refuse consent with written reasons

The 28 days runs from when the tenant's written request was received. If the request is made verbally, ask the tenant to put it in writing — the clock does not formally start until you have a written request.

What Counts as Reasonable Refusal

The legislation does not define an exhaustive list of reasonable grounds, but the following are generally accepted:

• Head lease prohibition — if you are a leaseholder and your head lease prohibits pets, you cannot give consent you do not have the power to give
• Property too small — a studio flat is not a suitable environment for a large dog; size and type of animal relative to the property is a legitimate consideration
• Listed building or specific property constraints — certain properties with specialist flooring, fragile features, or specialist covenants may have legitimate grounds
• Type of animal poses safety risk — an objectively dangerous animal or a breed subject to restrictions under the Dangerous Dogs Act
• Allergy or documented health reason — if another permitted occupant has a documented serious allergy

What Is Not a Valid Reason

• Personal dislike of pets — not a legal ground for refusal
• General concern about potential damage — this is addressed by the pet insurance requirement, not by refusing consent
• "My previous tenant had a cat and damaged the carpet" — a historical experience with a different animal is not relevant to this request
• Blanket policy — "we don't allow any pets in any of our properties" is no longer sufficient
• No specific reason given — a refusal without reasons is automatically treated as unreasonable

A tenant who believes their request has been unreasonably refused can make a complaint to the Private Rented Sector Ombudsman (once operational) or pursue the matter through the courts.

How to Respond to a Pet Request

1. Ask for the request in writing — type of animal, breed, age, whether indoor or outdoor
2. Assess the request against your property and any head lease
3. If granting consent: confirm in writing, set out any conditions (pet insurance, professional cleaning at end of tenancy), and keep a copy
4. If refusing consent: write to the tenant within 28 days setting out your specific reasons clearly. Keep a copy of your response and any evidence supporting your reasoning (e.g. head lease clause, property specifications)
5. Retain all correspondence — if challenged, your written exchange is your evidence of proper process

Pet Damage Insurance

Landlords can require tenants to take out pet damage insurance as a condition of granting consent. This is separate from the tenancy deposit (which remains capped at five weeks' rent regardless of pets). Pet damage insurance typically covers carpet damage, scratching, and similar issues caused by animals.

This is a reasonable and proportionate condition. The insurance requirement should be set out in writing when consent is granted, and you should ask the tenant to provide evidence that appropriate insurance is in place before the pet moves in.

Existing Tenancies

The pet request rules apply to all assured tenancies in England from 1 May 2026, including tenancies that existed before that date and converted to the new periodic tenancy system. If a tenant in an existing tenancy makes a pet request from 1 May 2026, the 28-day rule applies and the old blanket refusal clause in their original agreement is unenforceable.

Frequently Asked Questions

Can I add a pet clause to new tenancy agreements?

You can include a clause requiring tenants to seek permission before keeping a pet — this is sensible and means any request is formally documented. What you cannot include is a clause that prohibits pets outright or that allows blanket refusal without proper consideration.

What if a tenant gets a pet without asking?

A tenant who keeps a pet without the landlord's consent is in breach of their tenancy agreement if it requires permission to be sought first. This could be grounds for a Section 8 notice under Ground 12 (breach of tenancy obligation). However, the landlord should first give the tenant the opportunity to make a proper request before taking any possession action.

Does this apply to all types of animals?

The rules apply to pets generally. There is no specific list of excluded animals, though a landlord can take the type of animal into account when assessing whether refusal is reasonable. The rules do not override the Dangerous Dogs Act or any other specific legislation relating to particular animals.