Pets in rental properties — can a landlord refuse?
Yes, but only with a fair reason. Since 1 May 2026 a tenant can request a pet in writing, you must respond in writing within 28 days, and consent cannot be unreasonably refused. A blanket “no pets” policy no longer works.
The 28-day clock is the bit that catches people
You have 28 days to reply in writing. If you reasonably need more information about the animal, ask for it on or before day 28 — you then get the remainder of the original 28 days or an extra 7 days from when they answer, whichever is later. Diarise it the day the request lands; a missed deadline turns a defensible refusal into a dispute.
How the request works
- The tenant asks in writing and describes the pet.
- You reply in writing within 28 days — consent, or refuse with a reason.
- If you need more detail, ask on or before day 28. Your deadline becomes the remainder of the 28 days or 7 days from their answer, whichever is later.
- If the tenant thinks a refusal was unreasonable, they can escalate to the Private Rented Sector Ombudsman or the court.
Reasonable and unreasonable refusals
Usually reasonable
- Another tenant in the property has an allergy
- The property is genuinely too small for the pet, or for the number requested
- The animal is illegal to own
- A superior landlord or freeholder prohibits pets — always a reasonable refusal
Usually unreasonable
- You would simply rather not have pets in the property
- A previous tenant's pet caused problems
- Generalised worry that a pet might cause damage
- Concern about how it affects letting the property in future
- The animal is an assistance animal, such as a guide dog
Examples from GOV.UK guidance, checked 5 August 2026. The headings say “reasonable” and “unreasonable” in words as well as colour, so the meaning survives a mono printout.
No pet deposit, and no pet insurance
Two things landlords frequently assume are available, and aren't.
You cannot charge a pet deposit or a higher deposit.The Tenant Fees Act cap is unchanged — five weeks' rent where annual rent is under £50,000, six weeks at or above — with no pet-specific addition. What you can do is use the deposit for pet damage exactly as for any other damage.
You cannot require pet insurance. This one is worth stating plainly because an earlier draft of the Bill contained a pet insurance provision and plenty of commentary written during its passage still describes it as though it survived. Work from the current guidance, not from articles about a Bill.
Which makes your real protection the evidence, not the money: a dated, photo-backed record of condition at check-in, so any deposit deduction at the end is about a documented change rather than a memory. Check-in and check-out reports do exactly that.
The commercial case for saying yes
Setting the law aside for a moment: pet-friendly properties reach a noticeably larger pool of applicants, and tenants with pets tend to stay longer, because moving with an animal is harder. Longer tenancies mean fewer voids and less re-letting cost — which matters more now that regaining possession takes a ground and four months.
FAQ
Can a landlord still refuse a pet?
Yes, but only with a fair reason, judged case by case. Since 1 May 2026 a tenant can request a pet in writing and consent cannot be unreasonably refused. A blanket 'no pets' position is no longer sustainable — what replaces it is an actual assessment of the specific animal in the specific property.
How long do I have to respond?
28 days, in writing. If you reasonably need more information about the pet, ask for it on or before day 28 — you then have either the remainder of the original 28 days or an extra 7 days from when the tenant provides it, whichever is later. Missing the deadline is the easiest way to turn a defensible refusal into a dispute, so diarise it the day the request arrives.
What counts as a reasonable refusal?
GOV.UK gives examples: another tenant has an allergy, the property is too small for the pet or the number of pets requested, the animal is illegal to own, or a superior landlord or freeholder prohibits pets. That last one is always reasonable — if you are a leaseholder and your lease bans pets, you can say so.
What would usually be unreasonable?
Refusing because you personally dislike pets, because a previous tenant's pet caused problems, because of a general worry about damage, or because you think it makes the property harder to let next time. Refusing an assistance animal such as a guide dog is also unreasonable — and raises disability discrimination issues quite separate from the Renters' Rights Act.
Can I charge a pet deposit or higher deposit?
No. The deposit cap under the Tenant Fees Act 2019 is unchanged — five weeks' rent where the annual rent is under £50,000, six weeks at or above it — and there is no pet-specific addition. You can, of course, use the deposit to cover damage caused by a pet, exactly as you would any other damage.
Can I require the tenant to take out pet insurance?
The government guidance does not provide for mandatory pet insurance, and you should not treat it as available. An earlier draft of the Bill contained a pet insurance provision and it is still widely repeated online, which is why it is worth being explicit: work from the current guidance, not from commentary written during the Bill's passage.
What if the tenant thinks I've refused unreasonably?
They can escalate to the Private Rented Sector Ombudsman, or take the matter to court. That is a good reason to put your reasoning in writing at the time: a refusal that cites a specific, evidenced reason is straightforward to defend, while one that says only 'no pets' is not.
Should I just say yes?
Often it is the commercially sensible answer, quite apart from the law. Pet-friendly properties reach a larger pool of applicants, and tenants with pets tend to stay longer because moving is harder for them. Set expectations in writing instead — professional cleaning at the end of the tenancy where appropriate, and a clear record of the property's condition at check-in.
Disclaimer: This guide is general information for UK landlords, not legal or financial advice. Law and practice change — always confirm the current position, and take advice on anything that matters. Refusing an assistance animal raises disability discrimination issues quite separate from the Renters' Rights Act — take advice rather than relying on this page if that is the situation you are in.