The message often arrives politely and without much warning:
“We’ve been thinking about getting a dog. Would that be OK?”
Since 1 May 2026, how a landlord handles a pet request is no longer simply a matter of personal preference. There is a process to follow, a deadline for responding and a distinction between reasons that may justify a refusal and those that will not.
So, what do landlords need to know?
What changed for landlords on 1 May 2026?
The Renters’ Rights Act came into force for most purposes on 1 May 2026. Alongside major changes including periodic tenancies and the end of Section 21, it introduced new rules around pets in rented properties.
Tenants now have a formal route to ask permission to keep a pet. Landlords must consider each request fairly and individually and cannot refuse without a reasonable reason.
That does not mean every landlord must accept every pet. It means a blanket ‘no pets’ policy is no longer enough to settle the matter. You need to consider the individual animal, tenant and property before reaching a decision.
How does a pet request work in practice?
Government guidance sets out the process landlords should follow.
A tenant must make their request in writing and include a description of the pet.
The landlord then has 28 days to respond in writing.
If you need additional information before making a decision, you can ask the tenant to provide it. You will then have either the remainder of the original 28-day period or an additional seven days from receiving that information, whichever is later.
Most importantly, each pet request should be considered on its own merits rather than according to a blanket policy.
There are two simple practical steps worth taking. If a tenant initially asks verbally, request that they put it in writing. Then diarise the deadline as soon as you receive it. Twenty-eight days can pass surprisingly quickly when you are waiting for information from a freeholder, insurer or another party.
What is a reasonable reason to refuse a pet?
Government guidance provides examples of circumstances where refusing a pet may be reasonable. These include:
- Another tenant at the property having an allergy
- The property being too small for a large pet or several pets
- The animal being illegal to own
- A superior landlord or freeholder prohibiting pets or refusing consent
The important point is that these reasons relate to the specific property or animal.
For example, a request for two large dogs in a first-floor flat with limited space presents very different considerations from a request for one cat in a three-bedroom house with a garden.
A landlord can reach different decisions in those circumstances, provided there is a reasonable basis for doing so.
What is not a reasonable reason?
This is where landlords need to be particularly careful.
Government guidance indicates that it would usually be unreasonable to refuse because:
- You simply do not like pets
- You have experienced problems with tenants who owned pets previously
- A previous tenant’s pet damaged your property
The final point may seem particularly frustrating if you have previously faced a substantial repair bill. However, damage caused during a previous tenancy does not automatically provide grounds to refuse a different tenant and their pet.
The decision needs to be based on the circumstances in front of you now.
What happens if you do not reply?
You may have seen claims that permission is automatically granted if a landlord fails to respond within 28 days. That is not what the current government guidance says.
Instead, the guidance states that if the landlord does not respond within the required period, the tenant can apply to the court.
Ignoring a pet request therefore does not make the issue disappear. It can create a much more complicated situation, potentially involving additional costs and an unnecessary breakdown in the landlord-tenant relationship.
Even if you cannot make a final decision immediately, respond within the required timeframe and request further information where appropriate.
How can landlords protect their property?
If you agree to a pet, protecting the property becomes particularly important.
You cannot simply request a larger tenancy deposit because the existing deposit cap still applies. Instead, landlords should focus on other practical safeguards.
Prepare a thorough inventory.
A detailed, dated and photographed inventory provides valuable evidence of the property’s condition and can help distinguish existing wear from damage caused during the tenancy.
Put your agreement in writing.
Be clear about which pet has been approved, how many animals are permitted and the tenant’s responsibility for any damage caused. Permission for one cat, for example, should not be treated as open-ended permission for additional animals.
Check your landlord insurance.
Review your policy to understand whether damage caused by pets is covered. If anything is unclear, speak to your insurer rather than assuming you are protected.
Consider mid-tenancy inspections.
Appropriate inspections can identify small maintenance or property issues before they become more expensive problems. The aim should be to protect the property, not to catch tenants out.
Is a tenant with a pet necessarily a problem?
It is worth considering the commercial picture before automatically looking for reasons to refuse.
Pet owners have historically faced more limited choice within the private rental sector. A tenant who finds a suitable home where their pet is welcome may therefore have good reason to remain there for longer.
A responsible tenant who stays for several years with a pet may ultimately represent a better commercial outcome than frequent tenant changes and periods when the property is empty.
Accepting a pet will not be appropriate in every situation. The important thing is to give the request proper consideration, which is precisely what the legislation now requires.
Not sure how to answer a pet request?
If a tenant has submitted a pet request and you are unsure whether you have reasonable grounds to refuse it, seek advice before the 28-day deadline expires.
A short conversation now could make the situation considerably easier than trying to resolve a dispute afterwards.
Frequently asked questions
Can a landlord refuse a pet under the Renters’ Rights Act?
Yes, but there must be a reasonable reason relating to the circumstances. Government guidance gives examples including another tenant having an allergy, a property being too small for a large pet or several pets, the animal being illegal to own, or a superior landlord or freeholder refusing consent.
How long does a landlord have to respond to a pet request?
A landlord has 28 days from receiving the written request. If further information is requested from the tenant, the landlord then has either the remainder of the original 28 days or an additional seven days from receiving the information, whichever is later.
Is consent automatic if the landlord does not reply in time?
No. Although this has been widely claimed, government guidance states that if a landlord does not respond within the required timeframe, the tenant can apply to the court. Responding within the deadline is therefore important.
Can a landlord charge a bigger deposit for a pet?
No. The tenancy deposit cap still applies where a tenant has a pet. A detailed inventory, appropriate written terms and suitable landlord insurance can instead help protect the property.
Does a ‘no pets’ clause in a tenancy agreement still work?
A blanket ban does not prevent a tenant from making a written request. The landlord must still consider the request on its individual merits and respond within the required timeframe.
If you know a landlord who would find this information useful, please pass it on.
About the Ethical Agent Network
We are members of the Ethical Agent Network (EAN). Membership cannot simply be bought. Every agent must pass an independent assessment covering honesty, service and the way they treat people.
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Sources: GOV.UK, Renting out your property: guidance for landlords and letting agents, if a tenant wants a pet to live with them; GOV.UK, Implementing the Renters’ Rights Act 2025: our roadmap for reforming the Private Rented Sector. Checked July 2026.
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