Pets in Rentals: When You Can Say No, When You Shouldn’t, and How to Set Fair Conditions

Renting with pets has long been a contentious and emotional topic for both tenants and landlords and the Renters’ Rights Act 2025 (‘the Act’) has significantly altered the landscapee. 

The Act now makes it easier for tenants to keep pets in rental properties.

This article examines the impact of the new legislation on tenants with pets, as well as how landlords should handle pet requests and disputes. Our Property Litigation team specialise in dealing with disputes arising in situations where something has gone wrong. We act nationally for landlords, letting agents and property investors.

When Landlords Can Say No to Pets and How Tenants Can Request Permission

The default position is that tenants are allowed to request pets after 1 May 2026 within the private rented Sector (not social housing for assured tenancies). The landlord is also entitled to provide a valid objection. Tenants must submit a written request to their landlord and include a description of the pet they wish to keep in their request.  The Act does not prescribe a template, but a brief written description identifying the animal and material characteristics is required.

Each request should be considered on a case-by-case basis, and a landlord must respond within 28 days of a tenant’s request. A landlord can accept, refuse (with valid reason), ask for more information about the pet if needed (e.g. the type or size of the pet), seek consent from a superior landlord if required and agree in writing to a later decision date. If a landlord does not respond within 28 days or if the tenant believes the request is unreasonable, they may submit a complaint to the landlord or apply to the court to start proceedings. 

The government has issued guidelines about when it would be reasonable to approve or refuse a pet. Landlords can legitimately refuse to allow pets for reasons such as the pet being too large or unsuitable for the living space, other tenants having allergies, the pet is illegal to own or the animal potentially causing a disturbance to the neighbours. Further to the above, if the landlord is a leaseholder and the freeholder does not allow pets, then this would be considered a legitimate refusal to allow pets. 

Landlord will generally not be justified in refusing to allow pets on grounds such as disliking pets, having had previous tenants whose pets caused problems or damage, holding general concerns about potential damage, or where the tenant requires an assistance animal, such a a guide dog. 

Modern Model Tenancy Guidelines: Avoiding Blanket Pet Bans

Data from the Johnson Conservative government published in 2021 revealed that only 7% of private rental properties were advertised as pet-friendly.

With over half of UK households owning a pet, politicians are aiming to make it easier for renters to find a property that accommodates both them and their pets.

Landlords are prohibited from issuing blanket bans on pets. The Act implies a term that the tenant may keep a pet if the tenant asks and the landlord consents, and that consent must not be unreasonably refused. A blanket “no pets under any circumstances” clause would be inconsistent with that implied term and cannot prevent the tenant from making a request or the landlord from having to consider it lawfully.

Landlords can advertise a property as ‘no pets’, but a tenant in situ can still submit a request to have a pet.

Balancing Deposits and Fees: 5-Week Cap and Pet-Specific Deposits

Before the tenant fee ban, many landlords who allowed pets would increase their tenants’ deposit to cover the cost of any damage or additional cleaning. Now, deposits are limited to five weeks’ rent by law, so landlords can no longer do this.

The pet right sits in sections 16A and 16B of the Housing Act 1988 (as inserted), and those sections do not themselves set a new “pet deposit” amount or a fixed insurance model.

The Renters’ Rights Act prohibits landlords from charging separate pet deposits. The government’s stance on this is that the existing tenancy deposit is sufficient to cover any pet-related damage. Charging an extra one‑off “pet fee” would be a prohibited payment unless and until regulations designate it as permitted.

Emotional Support and Disability Rights in Rental Housing

Under the Equality Act 2010, service providers, including landlords, must not directly or indirectly discriminate against disabled people. Section 20(3) requires them to make reasonable adjustments where a provision, criterion, or practice would place a disabled person at a substantial disadvantage compared with a non‑disabled person. In the housing context, this duty typically concerns adjustments to policies, practices, or procedures rather than physical alterations.

Emotional support animals are not a distinct legal category in the UK. There is no statutory right to keep an emotional support animal, and third‑party “certification” has no legal effect. In general, landlords may apply their usual pet policies to emotional support animals. In limited cases, however, a landlord may need to consider a tailored adjustment (for example, varying a “no pets” rule) where robust clinical evidence shows that doing so is necessary to avoid a substantial disadvantage arising from a tenant’s disability. There is no general entitlement to such an adjustment, and it will turn on the specific facts and the reasonableness of the proposed variation.

By contrast, guide dogs and other assistance dogs benefit from specific protections under the Equality Act 2010. A blanket refusal to permit an assistance dog will rarely be lawful. Only limited, objectively justified circumstances are likely to suffice—for example, a demonstrable health and safety risk, or an absolute prohibition in a superior lease where consent cannot reasonably be obtained despite genuine efforts. Even then, landlords should explore practicable alternatives and ensure any restriction is no more than necessary. Landlords may set reasonable, proportionate conditions (such as requirements about control, cleanliness, or damage) that are applied in a non‑discriminatory way.

Handling Pet-Related Disputes: Documentation, Communication, and Remedies

Landlords should maintain clear, contemporaneous documentation demonstrating their consideration of the relevant guidelines and the reasonable grounds for any refusal of a tenant’s request to keep a pet.

At present, tenants who consider a refusal to be unreasonable must apply to the court for specific performance. If the application is successful, the court can compel the landlord to permit the pet.

From 2028, the private rented sector will have its own ombudsman with jurisdiction to review how landlords handle pet requests in the event of a dispute. The ombudsman will be able to require landlords to deal with requests properly and, where appropriate, direct payment of compensation to the tenant.

If a dispute arises about damage caused by a permitted pet, the landlord will need adequate evidence to substantiate any claim.

Suppose a tenant keeps a pet without permission, and it causes damage to the property or disturbance to other tenants. In that case, landlords can consider removing the tenant with a Section 8 eviction notice. However, they will need sufficient evidence to prove that the tenant has breached the tenancy agreement.

Applying Model Tenancy Guidelines to Promote Pet Inclusivity

The new Model Tenancy Agreement provides a framework for pet inclusivity. Allowing pets can be beneficial for landlords, considering the scarcity of pet-friendly rentals.

It may be easier to find and keep a tenant long-term if you accept their pet. 

However, landlords can’t increase the rent simply because a tenant has requested a pet, as the right to have a pet is included in every contract. But you may be able to offer the property at a higher rent to new renters because it will be viewed as more desirable.

Frequently Asked Questions

Can Landlords Refuse Tenants With Pets in the UK?

Landlords can advertise a property as ‘no pets’. However, if a tenant requests a pet, the landlord must consider the request fairly and reasonably and can only reject it on legitimate grounds. It is, of course, important to keep documentary evidence of the exchange in case the tenant challenges the decision.

What Are the Rules Regarding Pets in Rental Agreements?

Under the new Renters’ Rights Act 2025, the default positioning is that tenants have the right to request to have pets in their rental property. However, if a landlord has fair and reasonable grounds to reject a request for a pet, then the tenant won’t be able to have one.

Ready to Contact Helix Law for Expert Legal Advice?

The Renters’ Rights Act is bringing monumental changes to the law surrounding private rentals. Addressing pets in rental properties is only one aspect of the broader reforms planned for next year.

Helix Law is a specialist litigation firm. We act in a wide variety of property disputes including residential and commercial litigation, almost exclusively for landlords. We’re experts in negotiating or litigating disputes, and generally providing informed advice that best protects landlord interests, and improves your position. If you are involved in a situation that might benefit from advice don’t hesitate to contact Helix Law today. We’d love to assist you.