Pet charity warns Renters’ Rights Act falls short after pet damage insurance removed
6 months ago | 14 comments
Government tells landlords how to handle pet requests and refusals
7:58 AM, 21st November 2025, 5 months ago
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The government has released guidance on what landlords need to do when their tenants request a pet.
Under the Renters’ Rights Act, tenants have the right to reasonably request a pet, and landlords cannot unreasonably refuse permission.
The government have listed examples and refusals on when landlords can refuse pets and when they cannot refuse.
Landlords must consider each request on a case-by-case basis
If a tenant requests permission to keep a pet, they must do so in writing and include a description of the pet in their request.
According to government guidance, landlords must consider each request on a case-by-case basis.
Once the tenant has submitted their request, the landlord has 28 days to respond in writing. If a landlord does not respond within 28 days, the tenant will then be able to apply to the court.
Landlords may ask the tenant for additional information about the pet if necessary, for example, details about the pet’s size. If the landlord requests further information, they must do so within the initial 28-day period, and the tenant must reply. Once the tenant responds, the landlord then has seven days to provide their final decision.
The government provides the following example: “Your tenant asks if they can have a dog. You will have 28 days to respond to them.
“You’d like more information about the size of the dog and whether it is house trained, so you ask the tenant within the 28 days.
“They reply and tell you it’s a small dog that is trained.
“You then have either the remainder of the original 28 days or an extra seven days to respond with your final decision, whichever is later.”
Guidance for landlords for when they can refuse a pet
The government has also provided guidance on situations in which landlords may refuse a tenant’s request to keep a pet. These include:
- Another tenant has an allergy –however, the guidance does not specify that a landlord’s own allergy is grounds for refusal.
- the property is too small for a large pet or several pets
- the pet is illegal to own
- if you’re a leaseholder, and your freeholder does not allow pets
Circumstances landlords cannot refuse a pet
The government has also set out circumstances in which landlords cannot refuse a request for a pet, such as:
- do not like pets
- have had issues with tenants who had pets in the past
- have had previous tenants with pets who damaged the property
- have general concerns about potential damage in the future
- think a pet might affect future rentals
- know the tenant needs an assistance animal, such as a guide dog
A landlord refusing a pet request must respond to the tenant in writing and clearly explain the reasons for the refusal.
The tenant has the right to challenge the refusal if they believe it is unreasonable. They may submit a complaint to the landlord or apply to the court to begin legal proceedings against the landlord.
Landlords also need to be aware the government guidance says: “If the landlord agrees to your tenant having a pet, the landlord will not be able to change their mind later. The tenant having the pet you have agreed to will not be considered a breach of the tenancy agreement. If a tenant wants another pet, they will have to ask for the landlord’s consent again.”
Landlords will be able to choose to keep money from the deposit to cover repair costs
The government has also confirmed landlords will be able to choose to keep money from the deposit to cover repair costs caused by pet damage.
However, landlords will not be able to claim for the same damage twice, such as from insurance and the deposit.
As previously reported, by Property118, an amendment to the Renters’ Rights Bill to allow landlords to take a separate pet damage deposit of up to three weeks’ rent on top of the usual deposit cap was rejected.
The government also removed the right for landlords to require pet damage insurance.
Tags:
landlord pet rules, pet refusal guidance, pet requests in rental, Renters’ Rights Act, tenant pet rights
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Member Since June 2022 - Comments: 44
10:42 AM, 20th November 2025, About 5 months ago
INTERESTING,
Government are not giving us all the reasons we can refuse.
When Can a Landlord Refuse a Pet Request?
While the law will require landlords to consider requests fairly, you can still say no if there are valid, reasonable grounds. These may include:
Unsuitable Property
The type or size of pet is not appropriate for the property—for example, a large dog in a top-floor flat.
No Outdoor Access
Dogs and certain pets require outdoor space. If the property lacks a garden or has limited, inconvenient access to green space, this is a valid reason to refuse.
Nuisance or Noise Risk
Concerns over persistent barking, hygiene issues, or potential complaints from neighbours or other tenants.
Leasehold Restrictions
Many flats and leasehold properties prohibit pets. If your lease agreement or the freeholder bans animals, this must be respected.
Health or Safety Concerns
This could include banned or dangerous breeds, or the presence of tenants in shared accommodation who have serious allergies or phobias.
Insurance or Mortgage Restrictions
If pets are specifically prohibited by your landlord insurance or mortgage terms, this can justify refusal—although landlords may be asked to provide evidence.
Poor Past Experience
If a tenant has a history of neglecting pets or causing damage during a previous tenancy, this may be taken into account.
Member Since April 2018 - Comments: 374
10:48 AM, 20th November 2025, About 5 months ago
exactly and you could get sued if a tenant had an allergy.
Member Since June 2022 - Comments: 44
11:02 AM, 20th November 2025, About 5 months ago
Reply to the comment left by David at 20/11/2025 – 10:48
why would you have a pet if you have allergies? unless in a HMO.
Why if joint tenancy lets say (Mr and Mrs) would one get a pet if the other has allergies. That clause does not make sense unless as I mention in the case of a HMO
Why not just say NO pets in a HMO
The government need to go back to the table and rethink the rules.
Member Since March 2024 - Comments: 281
11:10 AM, 20th November 2025, About 5 months ago
Reply to the comment left by Sheralyne Stamp at 20/11/2025 – 11:02
Yes, only a positive affirmation from other tenants that they agree to the pet would work in practice.
Also raises an interesting point that replacement tenants would have to be screened and accept moving into a property with an existing pet – but how does that work on the discrimination front – LL refusing to consider tenants with allergies or health conditions.
It all rather points to what any landlord and agent already knows – pets such as cats and dogs are plainly not without significant drawbacks in HMOs and a sensible default would be not to allow them – but that ship has unfortunately sailed.
Member Since October 2020 - Comments: 1177
12:30 PM, 20th November 2025, About 5 months ago
Reply to the comment left by Reluctant Landlord at 20/11/2025 – 09:40
“where is the evidence they intend to rely on that proves the LL has been ‘unreasonable’ in the first instance to even meet the legal threshold to make a claim?”
I think its the other way around. The landlord will be required to show the decision to reject the request was reasonable. The tenant will have to prove nothing. Certainly not harm. This is a statutory requirement not a tort.
Member Since October 2020 - Comments: 1177
12:35 PM, 20th November 2025, About 5 months ago
Reply to the comment left by Sheralyne Stamp at 20/11/2025 – 09:59
“I am an agent with allergies as has the lady we use for our inspections, mine to cats hers to dogs , how will this work??”
I think you’d just be expected to use someone else for inspections and any other visits. You may have a case if you can show that this is impractical and your allergies are sufficiently severe, but since you’d end up paying the tenants legal fees if you lost, you would want to be pretty certain of the strength of your case.
Member Since October 2020 - Comments: 1177
12:38 PM, 20th November 2025, About 5 months ago
Reply to the comment left by Paul B at 20/11/2025 – 10:16
Its the lease that would be regarded as prohibiting pets, not the freeholder.
Member Since October 2020 - Comments: 1177
12:40 PM, 20th November 2025, About 5 months ago
Reply to the comment left by Robin Guy at 20/11/2025 – 10:24
The housing lawyer David Smith has said that he thinks a case could be made for not allowing SOME pets in an HMO.
Member Since October 2022 - Comments: 6
12:55 PM, 20th November 2025, About 5 months ago
Reply to the comment left by Robin Guy at 20/11/2025 – 10:24
Indeed and in a HMO it could be mayhem. Plus who is going to pick up dog poo left in the communal areas.
Member Since November 2025 - Comments: 2
1:09 PM, 20th November 2025, About 5 months ago
I had a tenants whom turned one bedroom in a Royal python breading lab , we counted no less than 32 .
We had noticed as the smell sipped through the sealing and in to the flat above that I olso own.
A other tenant had cats and dogs and hardly were taken out.
When I got that property’s back had to go back to brick and start again to bring up to standards .
So yeah now we can not use that bad experience for future decisions… very nice