Can landlords refuse pets after the Renters' Rights Act?
Since 1 May 2026, tenants in England can ask to keep a pet and landlords must not unreasonably refuse. The landlord must reply in writing, normally within 28 days, and give reasons if they refuse. A head lease that bans pets, or a property unsuitable for the animal, can be a reasonable ground.
Read more in our guide: Selling a portfolio with tenants
Pet requests at a glance
| Point | Position |
|---|---|
| Tenant's right | To ask in writing for consent to keep a pet |
| Landlord's reply | Within 28 days, extendable if more information is needed |
| Refusal | Only on reasonable grounds, with reasons |
| Reasonable grounds | For example a head lease ban or unsuitable property |
| Tenant remedy | Complaint to the ombudsman or court |
| Deposit | Still capped at 5 weeks' rent |
The new rule
The Renters' Rights Act 2025 implies a term into every assured periodic tenancy that the landlord will not unreasonably refuse a request to keep a pet. Blanket no-pets policies no longer hold. Each request has to be considered on its own facts.
When refusal can be reasonable
- A superior lease or freeholder forbids pets, as is common in blocks of flats.
- The animal is unsuitable for the property, for example a large dog in a small flat with no outside space.
- Other occupiers in an HMO would be affected, such as allergies.
Refusing because you simply prefer no pets is unlikely to be reasonable.
Protecting the property
The tenancy deposit, capped at five weeks' rent, is the main protection against damage, so a thorough inventory matters. Check current government guidance on whether landlords can ask for pet damage insurance, as the rules have been debated. Landlord insurance may also need updating.
Pets and a tenanted sale
A consent given to a tenant continues after a sale. Buyers want to see the written request, the response and any conditions, so keep them in the tenancy file and the data room.
Official Sources and Further Reading
- GOV.UK: Renters' Rights Act 2025 guide for landlords
- GOV.UK: Renters' Rights Act overview for landlords
General information for landlords in England, checked against official sources in October 2026. It is not tax, legal or financial advice: speak to a qualified accountant or solicitor about your own circumstances.
Frequently Asked Questions
Since 1 May 2026, tenants in England can ask to keep a pet and landlords must not unreasonably refuse. The landlord must reply in writing, normally within 28 days, and give reasons if they refuse. A head lease that bans pets, or a property unsuitable for the animal, can be a reasonable ground.
Rent can only be increased through the normal Section 13 process, not as a separate pet charge or fee.
Ask them to make a request so it can be considered. Persistent breach of tenancy terms can be a ground for possession in serious cases.
No. They apply to assured tenancies, not to lodgers in the landlord's own home.
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