Can a landlord refuse pets? Renting with pets rules 2026 | August

Can a landlord refuse pets? Renting with pets under the Renters' Rights Act

Pets have long been one of the most contested issues in renting. Around 17 million UK households own a pet, yet only about 7% of rental properties have historically been advertised as pet-friendly. From 1 May 2026 that imbalance is addressed directly: the Renters' Rights Act gives tenants a legal right to request a pet, and changes what a landlord can and cannot do in response. This guide explains the new rules, when you can still say no, and how to manage pets in your property in practice.

Can a landlord refuse pets?

Not as a blanket policy, and not without a reason. Since 1 May 2026, a tenant on an assured tenancy has a statutory right to request to keep a pet, and the landlord cannot unreasonably refuse. The right is an implied term of every private tenancy, which means a "no pets" clause in the tenancy agreement no longer overrides it. You can still refuse a specific request where you have a genuine, reasonable ground, but you must consider each request on its own merits rather than applying an automatic ban.

So the honest answer to "can a landlord refuse pets" is: yes, but only with a reasonable, property-specific justification that you set out in writing, not as a matter of course.

What counts as a reasonable refusal

There is no exhaustive list, and each case turns on its facts, but the established examples of a reasonable refusal include where a superior landlord or head lease prohibits pets and consent cannot be obtained, or where the property is genuinely unsuitable for the animal in question, for example a large, active dog in a small flat with no outdoor space. What is not reasonable is a blanket objection, a refusal with no stated reason, or a refusal based on a general dislike of pets. If you refuse, you must give your reasons in writing, and the tenant can challenge a refusal they believe is unreasonable.

The process and the timescales

The mechanics matter, because missing them can itself be a breach. The tenant must make the request in writing and describe the pet. You must then respond in writing within 28 days, either granting consent or refusing with reasons. That window can be extended in two situations: if you reasonably ask for more information about the pet within the 28 days, the deadline becomes 7 days after the tenant provides it; and if you need a superior landlord's consent, the timescale allows for that. Failing to respond in time, or refusing without a documented, reasonable justification, may breach the Act, and the tenant can escalate to the Private Rented Sector Ombudsman once it is operating, or to the courts. Keeping a clear written record of the request, your response and the date is therefore essential.

Pet deposits, pet rent and insurance: what you can and cannot do

This is where the rules are widely misunderstood, including by some software providers. You cannot take a separate pet deposit. The Tenant Fees Act 2019 caps the tenancy deposit at five weeks' rent (six weeks where annual rent is £50,000 or more), and a pet deposit on top of that is a prohibited payment. The standard deposit, protected correctly, is what covers pet-related damage.

You also cannot require the tenant to take out, or pay for, pet damage insurance. The original Renters' Rights Bill would have allowed this, but the provision was removed from the final Act, and the government's position is that the deposit is sufficient. Requiring a tenant to pay for insurance as a condition of consent would be a prohibited payment. What you can do is extend your own landlord insurance to cover pet damage, and a tenant may choose to buy pet insurance voluntarily, but you cannot make it compulsory. Where damage exceeds the deposit, you retain the usual right to pursue the tenant through the courts.

On "pet rent": rent itself is not a prohibited payment, so a property let with pets may carry a higher market rent, but you cannot dress up a pet fee as rent, and under the Act rent can only be increased once a year through the proper Section 13 process. Treat the rent as the genuine market rent for the property, not as a pet surcharge.

Assistance animals are different

A request relating to an assistance animal, such as a guide dog, is not an ordinary pet request. Under the Equality Act 2010 you must make reasonable adjustments for a disabled tenant, which in practice means you cannot refuse an assistance animal, and refusing could amount to disability discrimination. Treat these requests accordingly.

Making pets work in practice

The new rules are not only a constraint; they are an opportunity. Pet owners struggle to find homes, so a pet-friendly property reaches a larger pool of tenants and tends to retain them for longer, because suitable alternatives are scarce. To manage the risk well, set out a clear pet policy and a pet clause in the tenancy agreement covering the specific animal agreed, cleaning and garden responsibilities, and the expectation that any damage will be remedied. Consider asking for a pet reference from a previous landlord to understand the animal's history. Where it helps, prepare the property sensibly, for example with durable flooring in high-traffic areas. And state clearly in your property listings that you welcome pets, which now aligns your marketing with the legal direction of travel.

Throughout, keep the paperwork tidy: store the request and your response against the tenancy, so that if a decision is ever questioned you can show what was asked, what you decided, and when.

Frequently asked questions

Can a landlord refuse pets in the UK?

Only with a reasonable, property-specific ground given in writing, such as a head lease that bans pets or a property unsuitable for the animal. A blanket "no pets" policy is no longer allowed.

Is it illegal to refuse pets?

Not in itself, but refusing unreasonably, or failing to respond to a written request within 28 days, breaches the Renters' Rights Act and can be challenged through the Ombudsman or the courts.

How long does a landlord have to respond to a pet request?

28 days in writing, extendable to 7 days after the tenant supplies any further information you reasonably request, or to allow for a superior landlord's consent.

Can I charge a pet deposit or pet rent?

No separate pet deposit, and no pet fee. The deposit is capped at five weeks' rent and covers pet damage. You cannot require pet insurance either.

What about an assistance dog?

Treat it as a reasonable adjustment under the Equality Act 2010, not an ordinary pet request. You should not refuse an assistance animal.

Disclaimer: This article is a guide and not intended to be relied upon as legal or professional advice, or as a substitute for it. August does not accept any liability for any errors, omissions or misstatements contained in this article. Always speak to a suitably qualified professional if you require specific advice.