Can landlords refuse pets? The Renters' Rights Act rules explained

Until May 2026, many tenancy agreements in England simply said 'no pets'. The Renters' Rights Act changed that. Since 1 May 2026, tenants have a legal right to ask to keep a pet, and landlords can't refuse without a good reason.

You can still say no in the right circumstances. Here's how a pet request works, what counts as a reasonable refusal, and what you can and can't ask a tenant for.

How a pet request works

1. Your tenant asks in writing, describing the pet they want to keep.
2. You reply in writing within 28 days, either agreeing or refusing with your reasons.
3. If you need more information, such as the breed, size or number of animals, ask within those 28 days. You then have until the end of the 28 days or seven days after the tenant replies, whichever is later. If the tenant doesn't send it, you don't have to decide.
4. If you need someone else's consent, such as a freeholder's under your lease, take reasonable steps to get it. The timetable allows for this.

When you can say no

The government's guidance for landlords gives examples of when refusing may be reasonable:

• the property is too small for a large pet or several pets
• you're a leaseholder and your freeholder doesn't allow pets

Whatever the reason, it should relate to this property and this pet, and you must explain it in writing. A refusal that would apply to any pet in any home is unlikely to stand.

Reasons that usually won't stand

The same guidance says it won't usually be reasonable to refuse because you:

• don't like pets
• have had problems with tenants' pets before
• had a previous tenant whose pet damaged the property
• know the tenant needs an assistance animal, such as a guide dog

Assistance dogs are also covered by the Equality Act 2010, so refusing one risks a discrimination claim as well.

Deposits and insurance

You can't take a separate pet deposit. The deposit cap of five weeks' rent still applies, or six weeks where the annual rent is £50,000 or more, whether or not there's a pet.

You can't make pet insurance a condition of saying yes, either. Earlier versions of the law would have allowed it, but that was dropped before the Act passed. What you can do is check your own landlord insurance covers pet damage, and record the property's condition carefully in the inventory. Damage beyond fair wear and tear can still be claimed from the deposit at the end of the tenancy.

If you refuse unreasonably, or don't reply

A tenant can challenge an unreasonable refusal, or a missed deadline, in court. Once the new Landlord Ombudsman is up and running, tenants will be able to complain there too.

If an agent manages your property

Pet requests often reach the agent, not you. Agree who answers them and how fast, so the 28 days don't run out in an inbox. Ask your agent to send you each request with the details you need to decide, and to keep a copy of every reply.

Pets were one of several changes on 1 May 2026. Our round-up of the new landlord rules for 2026 has the rest.

This guide covers England and is general information, not legal advice. It was checked in October 2026.