Can a Landlord Refuse Pets? The Renters' Rights Act Rules for 2026

What the Renters' Rights Act says about pets

Section 11 of the Renters' Rights Act 2025 lets a tenant keep a pet if the tenant asks in writing and the landlord consents. The landlord must not unreasonably refuse consent and must give or refuse consent in writing on or before the 28th day after the request. Silence is not consent, and the landlord cannot require pet insurance, a pet fee or a larger deposit.

The key provisions work like this:

• Tenant's right to request. A tenant can make a written request at any point during their tenancy asking for consent to keep a specific pet at the property. This applies to all assured tenancies from 1 May 2026, including those that began earlier.
• Landlord must answer within 28 days. The landlord must give or refuse consent in writing on or before the 28th day after the date of the request.
• More time only in set cases. If you reasonably ask for further information about the pet on or before day 28, and the tenant provides it, you can delay your decision until the 7th day after the information is provided. Where a superior landlord's consent is needed, you can delay until the 7th day after you receive the superior landlord's answer.
• Refusal requires reasonable grounds. You must not unreasonably refuse. If you refuse, give written reasons that are genuine and connected to the specific property or pet, not a general policy.
• Silence is not consent. The Act does not treat consent as given if you fail to respond. But a landlord who does not respond is in breach of the Act.
• No pet insurance, pet fee or bigger deposit. None of these can be required. The deposit stays capped at 5 weeks' rent (6 weeks where annual rent is £50,000 or more).
• No blanket bans. A tenancy agreement clause that says "no pets under any circumstances" does not remove the tenant's right to ask. You must assess each request on its merits.

Do I have to allow pets?

You have to consider every written pet request on its merits and answer it in writing within 28 days. You do not have to say yes, but you can only refuse on reasonable grounds.

Since 1 May 2026 a tenant on an assured tenancy can ask in writing to keep a pet, and that includes tenancies that started before that date. The Act says you must not unreasonably refuse. In practice that means you look at the actual animal and the actual property, not at a general policy.

You can refuse where you have a reasonable ground. A superior landlord's lease that prohibits pets is one. A property that is unsuitable for that animal is another, for example a large dog in a flat with no outdoor space. A banned or dangerous breed, the number of animals, serious damage caused by a previous pet and a genuine allergy of other occupiers in shared housing also count.

What you cannot do is refuse with no grounds, refuse by pointing to a blanket "no pets" rule, or leave the request unanswered. Silence is not consent under the Act, but it is a breach. A tenant whose request is refused without grounds, or ignored, can negotiate with you, complain to the Private Rented Sector Ombudsman once it is running (expected late 2026), or apply to court. The safest course is to reply in writing inside 28 days, with reasons if you refuse.

How the pet request process works in practice

The tenant makes a written request specifying the pet. The landlord must give or refuse consent in writing by the 28th day after the request. The deadline only moves if you reasonably ask for more information about the pet, or need a superior landlord's answer. Silence is not consent, but failing to answer is a breach of the Act.

Step 1: The tenant's request

The tenant's request must be in writing and should specify:

• The type of animal (dog, cat, rabbit, etc.)
• The breed (important for larger dogs or breeds that may be more relevant to property suitability)
• Any other relevant details (size, age, whether the animal is neutered)

The Act does not prescribe a specific form for the request. An email or letter is sufficient. You should acknowledge receipt in writing promptly and note the date of the request, because the 28 days run from that date.

Step 2: The landlord's response (within 28 days)

You must respond in writing on or before the 28th day after the date of the request. Your response should either:

• Grant consent (with or without conditions), or
• Refuse consent with written reasons that are specific and reasonable

If you need more information about the pet, ask for it on or before day 28. If the tenant provides it, you can delay your decision until the 7th day after the information is provided. If you need consent from a superior landlord, for example the freeholder of a leasehold flat, you can delay until the 7th day after you receive the superior landlord's answer. These are not open-ended extensions: ask early, keep the request specific, and record every request and reply in writing.

Step 3: If you grant consent

Grant consent in writing and record the pet in a written pet clause or addendum. Common and reasonable items include:

• The type of animal and the number of animals permitted
• A statement that the tenant is responsible for any damage the pet causes
• A statement that the tenant must return the property in the same condition, allowing for fair wear and tear
• Agreement not to acquire additional pets without making a further request

The consent should specify the particular pet granted permission, not a blanket approval for any pet. If the tenant wants a second pet later, they should make a new request. You cannot make consent conditional on pet insurance, a pet fee or extra rent. See the section below on why.

Step 4: If you refuse consent

Your written refusal must state specific reasons, and it must reach the tenant on or before the 28th day (or the later date if you were entitled to delay). The reasons must be connected to the property or the particular animal. See the section below on what counts as a reasonable refusal.

What happens if you do not respond?

Silence is not consent. The Act does not deem consent to be given if you fail to respond. That does not make silence safe. A landlord who does not respond is in breach of the Act, and the tenant's routes are negotiation, a complaint to the Private Rented Sector Ombudsman once it is running (expected late 2026), or a court application. Set a reminder as soon as you receive any pet request and reply in writing, even if the answer is a reasoned no.

What counts as a reasonable refusal?

Reasonable grounds include a superior landlord's lease that prohibits pets, a property unsuitable for that animal, a banned or dangerous breed, the number of animals, serious damage caused by a previous pet, and a genuine allergy of other occupiers in shared housing. A blanket "no pets" policy and general dislike of pets are not reasonable grounds.

Potentially reasonable grounds for refusal

Grounds that are unlikely to be reasonable

• A general policy of "no pets in any of my properties"
• Personal dislike of animals or pets in general
• Concern about potential damage without specific evidence connecting it to this property and this pet
• A clause in the tenancy agreement stating "no pets" (this cannot override the statutory right to ask)
• A recent refurbishment on its own, with nothing specific about this pet
• The property being on an upper floor (without specific justification related to the type of pet or building)
• Worry about what future tenants might think
• The tenant refusing to take out pet insurance or pay a pet fee, because you cannot require either

What happens if the tenant disputes the refusal?

If the tenant believes the refusal is unreasonable, or you did not answer at all, the Act does not treat consent as given. The tenant's routes are negotiation with you, a complaint to the Private Rented Sector Ombudsman once it is running (expected late 2026), or a court application.

The best protection for landlords is to have genuinely reasonable grounds and to document them clearly in writing at the time of the refusal. A well-reasoned written refusal is much harder to challenge than a bare "no".

Can I require pet insurance or a bigger deposit? No

No. A landlord cannot require pet insurance as a condition of consent, cannot charge a pet fee or pet rent, and cannot take a higher deposit for a pet. The deposit stays capped at 5 weeks' rent, or 6 weeks where annual rent is £50,000 or more.

Why the Act does not allow it

At various stages the Renters' Rights Bill allowed landlords to require pet damage insurance, and later a higher deposit for pets. Neither made it into the Act. Many older guides, including earlier versions of this one, describe the Bill rather than the Act, so treat any advice that tells you to demand pet insurance with caution.

Requiring a tenant to take out a third-party insurance contract is a prohibited payment under the Tenant Fees Act 2019. That means you cannot make consent depend on it, you cannot ask for a policy certificate as a condition, and you cannot refuse a request because the tenant will not buy a policy. A tenant can choose to buy their own pet insurance, but that is their choice, not your requirement.

What you can do instead

• Take references for the pet. A reference from a previous landlord about the tenant's pet is a reasonable thing to ask for as part of considering the request.
• Record the pet in a written pet clause. State the type of animal and the number of animals, that the tenant is responsible for damage, and that the tenant must return the property in the same condition, allowing for fair wear and tear.
• Do a detailed inventory with photographs. Date the photographs and store them securely before the pet arrives.
• Deduct genuine pet damage from the standard deposit. Damage beyond fair wear and tear can be claimed from the deposit through the deposit scheme, with evidence.
• Refuse on reasonable grounds. Where a real ground applies, such as an unsuitable property or a superior landlord's ban, you can say no in writing with reasons.

The deposit cap and pets

A common landlord concern is that the deposit cap (5 weeks' rent, or 6 weeks where annual rent is £50,000 or more, under the Tenant Fees Act 2019) gives limited protection against pet damage. That is a fair concern, and the Act does not change the cap for pets. The practical answer is evidence: a detailed inventory, dated photographs, periodic inspections and specific, costed claims at the end of the tenancy. Fair wear and tear is not chargeable, so a good record is what turns a dispute into a straightforward deduction.

Leaseholder landlords and superior landlord consent

If your rental property is leasehold and the head lease requires the freeholder's (the superior landlord's) consent for pets, ask for that consent promptly. Refusal is reasonable where the superior landlord's lease prohibits pets, and you may delay your decision until the 7th day after you receive the superior landlord's answer.

What leaseholder landlords should do

1. When you receive a tenant pet request, note the date and check your head lease for pet provisions.
2. If the lease requires the superior landlord's consent, contact the freeholder (or their managing agent) promptly and request consent for the specific pet.
3. Document your request in writing (email is fine) and keep a copy.
4. If the superior landlord grants consent, pass this on to your tenant along with your own consent and your written pet clause.
5. If the lease prohibits pets, or the superior landlord refuses, you can refuse the tenant's request on that ground and give the superior landlord's answer as your written reason.
6. While you wait for an answer, you can delay your decision until the 7th day after you receive it. Keep a written record of your request and any chasers, and tell the tenant what is happening.

What counts as an "absolute prohibition" in a head lease?

Some head leases contain absolute prohibitions on pets: no pets of any kind, no consent required or possible. If your head lease contains such a prohibition, refusal is reasonable. However, you should check the specific wording carefully. A clause that prohibits "pets without prior written consent of the freeholder" is not an absolute prohibition. It requires you to ask for consent.

Managing pets during the tenancy

Once a pet is permitted, good ongoing management involves a detailed inventory, periodic inspections, clear communication with the tenant, and documentation of any pet-related issues as they arise.

Before the pet arrives: the inventory

The inventory is your most important protection against pet damage disputes at the end of the tenancy. Before a pet is introduced, ensure you have:

• A detailed written inventory signed by the tenant at the start of the tenancy (or when the pet permission is granted)
• Photographs of all surfaces that might be damaged: carpets, flooring, walls, skirting boards, doors, garden, furniture (if furnished)
• The photographs dated and stored securely

If a pet is introduced during an existing tenancy, carry out an interim inspection before the pet arrives and document the property's condition at that point.

Periodic inspections

The right to enter the property for inspection is a standard landlord right, subject to giving at least 24 hours written notice. For pet-occupied properties, consider quarterly inspections rather than annual — catching pet damage early allows issues to be addressed before they escalate.

Document each inspection in writing with photographs. If you find pet-related damage, write to the tenant promptly noting the issue and requesting it be addressed (or noting it will be deducted from the deposit at the end of the tenancy).

Neighbour complaints

If neighbours complain about the tenant's pet (noise, fouling communal areas, etc.), document the complaints in writing. If the pet-related behaviour constitutes a nuisance, this may support a discretionary Section 8 ground (Ground 12 for breach of tenancy obligations, or Ground 14 for nuisance to neighbours).

The key is to act on complaints promptly, write to the tenant formally, and give them a reasonable opportunity to resolve the issue before escalating to legal action.

End of tenancy: claiming for pet damage

At the end of the tenancy, carry out a thorough inspection and compare the condition of the property against the inventory. Pet damage claims should be:

• Specific: identify exactly what is damaged and where
• Documented: backed by before and after photographs
• Costed: supported by quotes or invoices from contractors
• Proportionate: accounting for the age and condition of the damaged item (e.g., a 7-year-old carpet that would need replacing soon anyway has limited remaining value)

Genuine pet damage beyond fair wear and tear can be deducted from the deposit through the deposit scheme. Claims beyond the deposit amount may be pursued through the county court small claims track for amounts up to £10,000.

Tenants who already have pets without permission

If you discover a tenant has a pet without permission, write to them formally acknowledging this and requiring them to make a formal pet request under the Renters' Rights Act process. Do not ignore it. Keeping a pet without permission is a breach of tenancy agreement, but the new law requires you to consider any request that follows and answer it in writing.

What to do if you discover an unauthorised pet

1. Write to the tenant formally, noting that you are aware of the pet and that it does not have permission.
2. Invite the tenant to make a formal pet request if they wish to keep the animal.
3. Process the request in the normal way, giving or refusing consent in writing within 28 days of the request.
4. If you grant consent, document it in a written pet clause recording the type and number of animals.
5. If you refuse on reasonable grounds, set out your reasons in writing.

If the tenant refuses to make a request and continues to keep the pet without permission, the continued breach is a potential basis for a Section 8 notice on Ground 12 (breach of tenancy obligation). However, given the Renters' Rights Act's direction of travel, courts will scrutinise whether the landlord has genuinely followed the process before granting or refusing, so documenting your steps is essential.

What about pets inherited with a tenancy?

If you buy a property with a sitting tenant who already has a pet, you inherit the tenancy as it is. If the previous landlord had granted pet permission, that permission continues. If there was no permission granted, the same principles apply — write to the tenant, invite a formal request, and consider it under the new rules.

Anti-discrimination provisions: no "no DSS", "no children" adverts

Separately from the pet provisions, the Renters' Rights Act 2025 makes blanket advertising bans unlawful. Landlords and agents cannot advertise with "no DSS", "no benefits", "no children", or other blanket exclusions. These provisions address broader anti-discrimination requirements in letting.

The Renters' Rights Act explicitly prohibits landlords and letting agents from including in adverts any requirement that excludes prospective tenants on the basis of:

• Receipt of benefits ("no DSS", "no housing benefit", "employed only", "working professionals only")
• Having children ("no children", "adults only", "no families")
• Any other blanket characteristic that is not connected to the suitability of the specific applicant

These provisions are separate from the pet rules but reflect the same policy direction: landlords must consider each applicant on their individual merits, not apply blanket exclusions.

What landlords can and cannot include in adverts

Letting agents are jointly liable for prohibited adverts they place on behalf of landlords. If your agent includes a prohibited statement, you should instruct them to remove it immediately. Both landlord and agent can face enforcement action.