When Can a Landlord Refuse a Pet?
Last updated: September 2026
From 1 May 2026, tenants have a legal right to request permission to keep a pet in their rented home under the Renters' Rights Act.
This does not mean that every tenant automatically has the right to keep a pet. However, landlords must consider each request individually and cannot unreasonably refuse permission.
There are also specific rules about how a request should be made and how quickly landlords need to respond.
At Wrights Residential, we want landlords to understand what the new rules mean in practice and when it may still be reasonable to refuse a pet.
How Should a Tenant Request a Pet?
A tenant wishing to keep a pet must make their request to the landlord in writing and include a description of the pet.
This might include the type and size of animal and, where relevant, how much space it will require.
This is important because the landlord is entitled to consider the circumstances of the individual request rather than having to give general permission for pets at the property.
If a tenant later wants to keep an additional pet, they will need to make a separate request for that pet.
How Long Does a Landlord Have to Respond?
Landlords will generally have 28 days from receiving the written request to provide their decision in writing.
If more information is reasonably needed to make a decision, the landlord can ask the tenant for it.
Once that information is supplied, the deadline can be extended in accordance with the statutory rules.
There are also provisions allowing additional time where consent needs to be obtained from a superior landlord or where the landlord and tenant agree a later date.
It is therefore important that landlords and managing agents deal with pet requests promptly rather than leaving them unanswered.
When Can a Landlord Reasonably Refuse a Pet?
A landlord can still refuse a pet where there is a genuine and reasonable reason for doing so.
Examples can include:
- another person living at the property having an allergy;
- the property being too small for a large pet or several pets;
- the proposed pet being illegal to own; or
- the landlord being a leaseholder and the freeholder not allowing pets.
Where a superior lease prohibits pets, or requires the freeholder's consent, this can therefore be highly relevant.
Every request should nevertheless be considered on its own facts.
What Is Unlikely to Be a Reasonable Refusal?
There are also reasons which would usually be unlikely to justify refusing a pet request on their own.
These can include refusing simply because:
- the landlord does not like pets;
- a previous tenant's pet caused damage;
- the landlord has had problems with pets in the past;
- the landlord has general concerns that a pet might cause damage; or
- the landlord thinks allowing a pet could make the property harder to let in the future.
This means a blanket "no pets" policy is no longer an appropriate way to deal with requests.
Landlords need to consider the particular animal, tenant and property before reaching a decision.
What About Flats and Leasehold Properties?
This is particularly important for landlords of leasehold flats.
If the landlord's own lease prohibits pets, keeping a pet could place the landlord in breach of their lease.
Where the lease does not prohibit pets outright but requires the freeholder or superior landlord's consent, the landlord should take reasonable steps to obtain that consent before deciding the tenant's request.
Landlords should therefore check the terms of their lease carefully when a pet request is received.
Can a Landlord Change Their Mind After Agreeing?
Once a landlord has agreed to a particular pet, they cannot subsequently withdraw that permission or change the tenancy agreement to prevent the tenant keeping that pet.
However, permission for one pet does not automatically give the tenant permission to keep additional pets.
A further request would need to be made for any additional pet.
What About Damage Caused by Pets?
Allowing a pet does not mean that a landlord has to accept damage to their property.
If a pet causes damage beyond fair wear and tear, the landlord can seek to recover the appropriate cost from the tenancy deposit, subject to the normal deposit rules and evidence of the loss.
A landlord may also be able to claim through relevant insurance where applicable.
A landlord cannot, however, recover the same loss twice, for example by receiving an insurance payment for damage and then also deducting the same amount from the tenant's deposit.
This makes a good inventory, photographs and clear records at the beginning and end of a tenancy particularly valuable where pets are kept at the property.
What If a Tenant Keeps a Pet Without Permission?
The new rules give tenants a right to request a pet; they do not give tenants an unrestricted right to introduce a pet without asking.
A tenant who keeps or obtains a pet without the required permission may be in breach of their tenancy agreement.
Landlords should take appropriate advice before deciding what action to take and, in many cases, the first step will be to establish the circumstances and discuss the issue with the tenant.
Can a Tenant Challenge a Refusal?
Yes.
If a landlord refuses a pet request, the decision should be given in writing and the reason for refusing should be clearly explained.
If the tenant believes the refusal is unreasonable, they can initially raise a complaint with the landlord or managing agent. If the matter cannot be resolved, the tenant can apply to the court to challenge the decision.
The court has the power to order a landlord to comply with their obligation not to unreasonably refuse consent for a pet.
Landlords should therefore keep a clear written record of the tenant's request, any additional information obtained and the reasons for their decision.
What Should Landlords Do When They Receive a Pet Request?
The most important thing is not to automatically accept or refuse it.
Consider:
- what type of pet is being requested;
- its size and needs;
- whether the property is suitable;
- whether other occupants could be affected;
- whether there are restrictions in a superior lease;
- whether further information is needed from the tenant; and
- whether there is a genuine, property-specific reason why the pet would not be suitable.
The decision and reasons should then be recorded and communicated to the tenant in writing within the required timeframe.
How Wrights Residential Can Help
For landlords whose properties are Fully Managed by Wrights Residential, we can help manage pet requests as part of the tenancy.
Where a request is received, we can obtain the relevant information from the tenant and liaise with the landlord so that the request can be properly considered and responded to within the required timeframe.
Where there are concerns about whether a pet is suitable for a particular property, or restrictions may apply under a lease, these can be considered before a decision is made.
The important point for landlords is that the new rules do not mean that every pet request has to be accepted.
They do mean that each request must be considered fairly and individually, and that any refusal needs to be supported by a reasonable reason.
Please note: This article provides general guidance for landlords in England and is based on legislation and Government guidance available at the date of publication. Whether it is reasonable to refuse a pet will depend on the individual circumstances of the property, tenancy and request. This article should not be relied upon as legal advice.
