Pets in Rental Properties: What the Renters' Rights Act Means for Landlords
Since the Renters' Rights Act tenancy reforms began on 1 May 2026, a tenant in England can ask in writing to keep a pet and a landlord cannot unreasonably refuse. You must answer within 28 days. It is always reasonable to refuse where a superior landlord, such as the freeholder of a block, prohibits pets. A tenant who thinks a refusal is unreasonable can complain to the landlord ombudsman once it exists, or go to court. This guide covers how to handle a request, what counts as a reasonable refusal, what you can and cannot charge, and how to protect the property.
In this guide
How a pet request works Reasonable and unreasonable refusals What you can and cannot charge Protecting the property Pets in HMOs and shared houses Penalties and disputes Worked example Frequently asked questions SourcesHow a pet request works
- The tenant asks in writing, describing the animal.
- You reply within 28 days, consenting, consenting with conditions, or refusing with your reasons. You can ask for more information first.
- If you refuse, the refusal must be reasonable. The tenant can escalate a complaint to the Private Rented Sector Ombudsman or take the case to court.
- If you consent, record it in writing with any conditions, and keep it with the tenancy documents.
Silence is the worst answer: a missed deadline leaves you without a documented reason. Put the 28-day date in the compliance calendar the day a request arrives.
Reasonable and unreasonable refusals
| Situation | Likely view | Why |
|---|---|---|
| The lease of the flat or the freeholder forbids pets | Reasonable | The government guide says refusal is always reasonable where a superior landlord prohibits pets |
| A large dog in a small flat with no outside space | May be reasonable | Depends on the animal and the property; record your reasons |
| Another resident in an HMO has a documented allergy | May be reasonable | Shared facilities change the balance |
| A blanket no-pets policy | Unreasonable | Each request must be considered |
| A cat in a house with a garden, with no lease restriction | Likely unreasonable | No specific reason to refuse |
Our reading of the GOV.UK guide to the Renters' Rights Act, checked 3 October 2026. The only example the guide gives as always reasonable is a superior landlord's prohibition; the others depend on the facts and on guidance still to come.
What you can and cannot charge
The Tenant Fees Act 2019 still caps the tenancy deposit at five weeks' rent where the annual rent is under £50,000, and six weeks' above, so you cannot take a separate pet deposit or raise the deposit above the cap because of an animal. You also cannot charge a pet fee, which would be a prohibited payment. Rent must be set at the start or changed by the annual section 13 process; there is no pet rent route outside it. See the deposit protection guide and the deposit calculator for the cap on your rent.
Protecting the property
- Check your own insurance. Many landlord policies exclude damage by pets. A pet damage extension costs £20 to £40 a year according to our Renters' Rights Act cost guide; the insurance guide covers the main policy.
- Write conditions into the consent: the specific animal, a professional clean or de-flea at the end, responsibility for damage, and no additional animals without a new request.
- Record the condition with a dated inventory and photographs at the start, so a deposit claim for damage beyond fair wear and tear can be proved.
- Superior lease first. If you own a leasehold flat, check the lease before you answer; if it bans pets, say so in the refusal and quote the clause.
Pets in HMOs and shared houses
In a shared house the request affects other occupiers, and fire safety and hygiene conditions on an HMO licence still apply. A refusal grounded in the shared nature of the property, for example a documented allergy of another resident or shared kitchen hygiene, is more defensible than one in a self-contained house. Record the reasons in each case.
Penalties and disputes
An unreasonable refusal is not in itself a civil penalty offence; it is a dispute the tenant can take to the ombudsman or the court. The cost is time and, at the ombudsman, a possible order to reconsider or compensate. The ombudsman guide explains its powers, and the fines guide lists the offences that do carry penalties.
Worked example
A tenant in a two-bed terrace with a garden asks to keep a spaniel. There is no lease restriction. The landlord replies on day 20 consenting, on condition of a professional clean at the end of the tenancy and responsibility for any damage, adds a £30 pet damage extension to the policy and photographs the floors and doors. The deposit stays at five weeks' rent. Over a three-year tenancy the cost is £90 of insurance and the risk of damage beyond the deposit, against the risk of a void if a settled tenant leaves to find a pet-friendly let. The rental yield calculator puts a figure on the void.
Frequently asked questions
Can a landlord refuse a pet in 2026?
Only reasonably. Since 1 May 2026 a tenant can ask in writing and the landlord cannot unreasonably refuse. A superior landlord's ban, for example in the lease of a flat, is always a reasonable ground.
How long do I have to answer a pet request?
28 days from the written request. Reply in writing with consent, consent with conditions, or a refusal with reasons.
Can I charge a pet deposit?
No. The deposit is capped at five weeks' rent, or six where the annual rent is £50,000 or more, whatever pets the tenant has, and a separate pet fee is a prohibited payment.
Can I insist the tenant has pet insurance?
The Renters' Rights Act as passed does not let you require it. You can add a pet damage extension to your own landlord policy, typically £20 to £40 a year.
What can a tenant do if I refuse a pet?
Complain to the Private Rented Sector Ombudsman once it is operating, or take the case to court.
Sources
GOV.UK guide to the Renters' Rights Act; Renters' Rights Act 2025; Tenant Fees Act 2019; GOV.UK Tenant Fees Act guidance. Checked 3 October 2026. See the methodology.