Renting with pets: When can landlords say no under the Renters' Rights Act?

Originally published: April 2025

According to the State of the Lettings Industry report, 51% of tenants said they would get a pet or consider it once the Renter's Rights Act comes into effect.

Yet, despite this demand for renting with pets, only 7% of rental properties are listed as ‘pet-friendly’. Many landlords worry about the risks associated with letting with pets, such as the cost of repairs, the need for deep cleaning, and the potential to deter future tenants with allergies.

Initial drafts of the Act allowed landlords to require that their tenants purchase pet damage insurance to offset any costs incurred by furry friends during the tenancy. This was later removed, with the Government saying that traditional deposits will be enough to cover any damage. Some landlords are worried that this simply won’t be enough. 

With the Renters’ Rights Act advocating responsible pet ownership in the private rented sector (PRS), your agency's role is to help landlords understand these changes and guide them through the pet request process. 

• What does the Renters' Rights Act change about renting with pets? 
• When can a landlord refuse a pet
• Four surprising landlord benefits of allowing tenants to rent with pets
• Handling pet permission requests: Step-by-step process 
• How goodlord helps you manage renting with pets
• FAQs

What does the Renters' Rights Act change about renting with pets? 

Currently, renting with pets is at the landlord's discretion. However, when the Renters’ Rights Act becomes effective, tenants will have stronger rights to request a furry, feathery, or scaly companion. The new guidelines are: 

• No blanket bans - Tenants will have the right to request permission to keep a pet, rather than being blocked by a blanket “no pets” clause. 
• Fair consideration required - Landlords must consider each pet request fairly, and if they refuse a request, there must be a reasonable justification. 
• Right to challenge - If tenants believe a refusal is unfair, they can appeal. 

It’s worth noting that these rights will be included in all private tenancy agreements. So even where a contract includes a no-pets clause, tenants will still have the legal right to request permission.

When will the changes to renting with pets be implemented?

Now that the Renters’ Rights Act has received Royal Assent, implementation will take place in phases rather than all at once. 

The changes relating to renting with pets will be introduced as part of Phase 1 of the legislation, which will take effect from May 1, 2026. This is the same phase that will bring in other significant reforms, including the abolition of Section 21 “no-fault” evictions and the ban on rental bidding wars. 

The phased rollout is designed to provide tenants with earlier protection while allowing landlords, letting agents, and local authorities time to prepare for the new enforcement framework. 

While the right for tenants to request a pet and the requirement for landlords not to unreasonably refuse will apply from May 2026, it’s worth noting that some of the supporting infrastructure for raising disputes, including the new Private Rented Sector Ombudsman, is expected to go live later in 2026.

When can a landlord refuse a pet?

Commenting on this point, Chris Norris, Policy Director at the National Resident Landlords Association (NRLA), said: "It still remains unclear as to the exact grounds on which landlords can refuse to let tenants with a pet, so the Government must provide greater clarity on this point”.

As of now, the Renters’ Rights Act and accompanying government guidance recognise that there are situations where refusing a pet request is likely to be reasonable. A landlord may have valid grounds to refuse a pet request where:

1 - Lease restrictions from a superior landlord

If the property is leasehold and the superior landlord or freeholder has a no-pets clause, the landlord has no choice but to refuse the request.

2 - Health and allergy concerns

A refusal may be reasonable:

• If you or your landlord has severe pet allergies that prevent you from visiting the property for inspections or maintenance
• Other tenants in the building have severe allergies that could be affected

3 - Lack of vaccinations or infestation risk

If a pet doesn’t have an up-to-date vaccination record or shows signs of fleas or ticks, this could pose a health risk to the property and future tenants.

4 - Property is unsuitable for the pet

Landlords can deny a request if their property simply isn’t suitable for a pet's needs. For example, the following could be deemed inappropriate, and the landlord may have a valid ground to refuse. 

• Keeping a large dog in a small flat with no outdoor space
• Keeping a dog with mobility issues in a top-floor flat

5 - Risk of nuisance or antisocial behaviour 

If there’s a clear risk that a pet could cause ongoing nuisance, such as persistent noise or disturbance to neighbours, a refusal may also be reasonable. However, it should be based on evidence and addressed with the pet owner first.

6 - The pet is illegal to own

Certain animals are illegal to keep as pets under UK law. In these cases, permission can be refused outright. 

Government guidance also makes it clear that a refusal shouldn’t be based on gut feeling alone. Disliking pets or general worries about damage aren’t usually enough on their own to justify saying no.

If tenants believe their request has been unfairly denied, they can escalate the complaint to the Private Rented Sector Ombudsman.

What if a tenant has a pet despite a no-pet clause?

Even if a tenant keeps a pet without permission, it can still constitute a breach of the tenancy agreement. That said, how landlords can respond will change once the Renters’ Rights Act 2025 comes into force. 

From May 1, 2026, Section 21 “no-fault” evictions will be abolished. This means landlords won’t be able to regain possession simply because a tenant has a pet without consent. Instead, they’ll need to rely on a specific Section 8 ground for possession. 

In practice, this could include Ground 12, where the tenant has breached the tenancy agreement, or Ground 13 or Ground 15, where a pet has caused deterioration to the property or its contents. These are discretionary grounds, so a court will consider whether eviction is reasonable in the circumstances rather than granting possession automatically. 

For landlords and letting agents, this makes it even more important to set expectations clearly from the outset and keep written records of any pet permissions or refusals. Where possible, issues should be dealt with through conversation first, before things escalate.

What happens if a landlord refuses unreasonably?

You need to ensure that your landlords handle pet requests fairly and in line with the Renters’ Rights Act. If a landlord refuses a request without a clear, reasonable justification, tenants can challenge that decision. 

In most cases, things won’t jump straight to formal complaints. Tenants are likely to raise concerns informally first, which often creates an opportunity for further discussion or a compromise. 

If the issue can’t be resolved informally, tenants may be able to take the complaint to the Private Rented Sector Ombudsman. While the new pet rules are expected to come into force from 1 May 2026, the Ombudsman service itself isn’t due to launch until later in 2026, so this option may not be available straight away. 

In some situations, a tenant may also decide to challenge an unreasonable refusal through the courts. If a court agrees that the decision was unfair, it can order that permission be granted for the tenant to keep a pet. 

All of this makes good record-keeping essential. Making sure refusals are properly thought through, clearly explained in writing, and backed up with evidence helps protect both your landlords and your agency if a decision is questioned later on.

What happens if a pet damages a property?

The Renters’ Rights Act initially proposed that landlords could require tenants to have pet damage insurance. This meant any property damage caused by a pet, such as scratched floors, chewed furniture, broken windows, or soiled carpets, would be covered. 

However, the Government passed an amendment during the report stage in the House of Lords to remove this provision, stating that the tenancy deposit was sufficient to cover pet damage. 

In rare cases, landlords may be able to sue the tenant to recover the remaining amount if the deposit doesn't cover them.

This has been seen by some landlord as a bad-faith move from the Government which disrupts the landlord/tenant relationship in the name of tenant rights. While most landlords will comply with the new legislation, this issue could cause some to seek loopholes to avoid renting to tenants with pets. 

Can landlords charge extra rent or fees for pets?

From May 2026, landlords won’t be able to charge tenants extra fees simply for having a pet, unless the payment is already permitted under the Tenant Fees Act 2019.

Any attempt to charge a separate fee, request an additional pet deposit, or add a new pet-related payment after the changes come into force would be treated as a banned fee, potentially exposing landlords to enforcement action and financial penalties.

The Act also tightens the rules around how rent is advertised and agreed. Landlords must advertise a fixed rent and must not encourage “bidding wars”. Asking a tenant to pay more rent purely because they have a pet could be treated as an offence, with penalties of up to £7,000.

Four surprising benefits of pets with lets to pitch to landlords

The demand for renting with pets is at an all-time high, with more tenants seeking homes that accommodate animals. 

That said, it’s fair to say the change hasn’t been universally welcomed. According to the State of Lettings Report 2025, 92% of landlords say they’re unhappy with the changes around pets in lets. This is where letting agents can really add value. As a letting agent, you’re uniquely positioned to help landlords see the potential advantages of allowing renting with pets:

• High demand - ‘Pet-friendly’ properties can attract a wider pool of tenants, which means landlords can fill vacancies faster. 
• Longer tenancies - Pet owners tend to stay in properties longer, reducing turnover, marketing costs, and void periods. 
• Lower risk than expected - While damage is often cited as a concern, 76% of landlords report no pet-related damage in their properties. 
• Better landlord-tenant relationships - Allowing pets can lead to happier tenants and a more positive renting experience.

Ultimately, helping landlords understand these benefits doesn’t just support compliance with the Renters’ Rights Act; it can also lead to better commercial outcomes.

Handling pet permission requests: Step-by-step process

Once your landlord receives a rental application with pets, make sure they follow a clear pet policy and respond to requests in a timely, well-documented manner. Here’s a step-by-step guide on how to manage these requests:

1 - Written request submission

Tenants must submit a formal written request detailing the specific pet they wish to keep. You don't need to grant permission for any animal.

2 - Respond within 28 days

In most cases, landlords must respond to the pet request in writing within 28 days. This response should either approve or deny the request. 

If additional information is necessary, such as the pet's breed or vaccinations, the landlord can request it during the same period.

3 - Extending decision deadlines 

If the tenant provides additional information, the landlord can extend the decision deadline by seven days. However, if they fail to respond to the request for more information, the landlord doesn’t need to take any further action. 

4 - Head-lease restrictions must be considered

In cases where you need a superior landlord’s consent, the landlord must request permission within the initial 28-day timeframe. They can then delay their response to the tenant until seven days after receiving a decision from their superior landlord. 

Remember...

Tenants must seek permission for any pet staying on the property, regardless of ownership. Even if a pet belongs to a friend or family member, permission is still required if it consistently lives in the rental unit. Without permission, the tenant would be in breach of their tenancy agreement.

How Goodlord helps you manage renting with pets 

The Renters' Rights Act will take effect on May 1, 2026. That's why you need to start preparing your agency and your landlords for the changes to renting with pets now. Here's how Goodlord can help:

Clear audit trails

In some cases, tenants will challenge your decision to refuse a pet request. Our platform gives you a clear document trail of all your communications, including time-stamped:

• Tenant requests
• Landlord responses

This means you have everything you need when you defend your case to the Ombudsman. 

This article is intended as a guide only and does not constitute legal advice. For more information, visit gov.uk.

FAQs

Q1 - Can landlords recover costs if a pet causes damage? 

Yes. Landlords will still be able to use the tenancy deposit to cover the cost of repairing damage caused by a pet, just as they would for any other tenant damage. 

What they can’t do is claim for the same damage twice (for example, from both the deposit and a pet insurance policy). Doing so could be treated as fraud.

Q2 - When is it unfair to refuse a pet? 

It won’t usually be reasonable to refuse a pet request simply because a private landlord: 

• Doesn’t like pets 
• Has had issues with pets in the past 
• Has experienced pet-related damage before 
• Has general concerns about future wear and tear 
• Thinks a pet might affect future lettings 
• Knows the tenant needs an assistance animal, such as a guide dog 

Refusals should be based on specific, evidence-backed reasons, not general preference or past experience.

Q3 - Is there a fine for refusing unreasonably?

There’s no automatic fine for refusing a pet. However, tenants can challenge an unreasonable refusal through the courts or, once live, the Private Rented Sector Ombudsman. If a refusal is found to be unfair, a landlord may be ordered to grant permission.