Renting with pets: When can landlords say no? (Renters' Rights Bill)

Last updated: April 7, 2025

According to the State Of The Lettings Industry report, 54% of tenants already have a pet or would like one if the rules were more accommodating.

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

However, with the Renters’ Rights Bill advocating responsible pet ownership in the private rented sector (PRS), your agency's role is to help landlords understand these changes and guide them:

• When they must consider a pet request
• When they have the right to say no

Let’s dive in 👇

• Renting with pets: Key Renters' Rights Bill changes
• When can a landlord refuse a pet?
• 4 surprising benefits of pets with lets to pitch to landlords
• Handling pet permission requests: Step-by-step process
• How Goodlord can help you adapt to the renting with pets changes

Renting with pets: Key Renters' Rights Bill changes

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

• No blanket bans - The Bill allows tenants to ask landlords for permission to live with pets. 
• Fair consideration required - Landlords must consider each pet request fairly, and if they refuse them, there needs to be a reasonable justification. 
• Right to challenge - If tenants believe a refusal is unfair, they can appeal. 

The Bill also recognises that many landlords have concerns about damage caused by pets. Here’s how it plans to address them:

• Pet damage insurance - Landlords will be able to require tenants to have pet damage insurance. This means any damage caused by a pet is covered.
• Cost transfer - If the landlord arranges the insurance, they can pass the reasonable cost on to the tenant.

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”.

However, there are still some instances where you can refuse a pet, including:

1 - Lease restriction 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 concerns

If you or your landlord:

• Have severe pet allergies that prevent you from visiting the property for inspections or maintenance

If there are:

• Other tenants in the building have severe allergies, this could be a valid reason to decline a pet request

3 - Lack of vaccinations or infestation risk

If a pet doesn’t have an up-to-date vaccination record or is infested with fleas or ticks, it could pose a health risk to the property and future tenants.

4 - Unsuitable property

If a 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

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

What happens if a landlord refuses unreasonably?

You need to ensure that your landlords handle pet requests fairly. If they refuse without a valid reason, tenants can challenge the decision. To protect your landlords from legal challenges, you must document all refusals with clear reasoning. More on this later…

What happens if a pet damages a property?

The Renters’ Rights Bill proposes that landlords can require tenants to have pet damage insurance. This means any damage caused by a pet, such as scratched floors, chewed furniture, broken windows, or soiled carpets is covered. 

There’s also the tenancy deposit, which can be used for repairs caused by pet damage. That said, landlords can’t claim twice if they’ve already been reimbursed through insurance. 

In rare cases, landlords can sue the tenant to recover the remaining amount if the insurance and deposit don’t fully cover the costs.

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

If a tenant moves in with a pet despite a valid no-pet clause, the landlord can either take action for a breach of contract or seek resolution through the Ombudsman.

4 surprising benefits of pets with lets to pitch to landlords

The demand for pet-friendly rentals is at an all-time high, with more tenants seeking homes that accommodate animals. 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 - 76% of landlords report no pet-related damage in their properties. Plus, landlords can now require pet damage insurance for extra security.
• Better landlord-tenant relationships - allowing pets can lead to happier tenants and a more positive renting experience.

Ultimately, by helping landlords understand the upsides of renting with pets, you can deliver better outcomes for them.

Handling pet permission requests: Step-by-step process

Once your landlord receives an application for renting with pets, make sure that they follow this structured procedure 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 details about the pet's breed, vaccinations, or insurance coverage, the landlord can request this information 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 7 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 can help you adapt to the renting with pets changes

The Renters' Rights Bill is likely to become effective somewhere between October and December 2025. That's why it's essential for you to start preparing your agency and your landlords for the changes to pets with lets 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. 

Upcoming insurance product 

Goodlord's upcoming Pet Damage Insurance will help protect rental properties from pet-related damage, giving landlords peace of mind. 

To learn more about how we can help your agency, hit the button below👇

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