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 October 2013 - Comments: 1642 - Articles: 3
5:42 PM, 20th November 2025, About 5 months ago
Reply to the comment left by SimonP at 20/11/2025 – 17:23
I understand the RRA will prevent you from using such clauses in the AST, unless e.g. your lease, insurance, or mortgage prohibits pets.
We have a situation where we recently let to a tenant who had an old Chihuahua. As a Partner in a law firm, he fully appreciated the situation, and agreed to accept financial responsibility for all eventualities. He’s now asked if they can get a puppy, on the same terms. We are concerned about the toilet training and furniture chewing, but realise we will have no reasons to refuse under the RRA. After 1st May, we can’t stop him having a puppy, so we’ve accepted his request on the basis he will be grateful and therefore more likely to observe his obligations, rather than if we create conflict by refusing now (he’s also a top lawyer!).
Member Since February 2018 - Comments: 627
5:46 PM, 20th November 2025, About 5 months ago
Reply to the comment left by SimonP at 20/11/2025 – 17:23
Governments have ‘previous’ on introducing retrospective legislation, I’m thinking of pensions legislation that got ripped up by Gordon Brown when Chancellor, that rendered no contract worth the paper on which it’s written, makes rather a mockery of our supposed ‘rules based order’ which really just means ‘we’ll do what we want and allow, or enforce, or prohibit, you from things until we change our minds,’ that’s not representative government, it’s a dictatorship.
Member Since November 2020 - Comments: 136
6:17 PM, 20th November 2025, About 5 months ago
Reply to the comment left by NewYorkie at 17:42
Thank you. That being the case, I wonder whether asking insurance companies to insert a clause prohibiting pets would resolve the issue, which would provide the reason for refusing to allow pets?
Member Since November 2020 - Comments: 136
6:24 PM, 20th November 2025, About 5 months ago
Reply to the comment left by NewYorkie at 20/11/2025 – 17:42
Thank you. That being the case, perhaps asking insurance companies to insert a clause in their policy prohibiting pets would then be the reason for refusing to legally allow pets?
Member Since October 2022 - Comments: 204
7:35 PM, 20th November 2025, About 5 months ago
Personally I don’t mind pets as long as they are well behaved and I have a couple of tenants who have dogs, but landlords should be allowed to have some say if pets are not their cup of tea.
If you really don’t like the idea, maybe just say that you will be selling up if they get a pet and good luck finding somewhere else to stay?
Member Since April 2018 - Comments: 373
8:20 PM, 20th November 2025, About 5 months ago
Reply to the comment left by moneymanager at 20/11/2025 – 14:50
Or ask the tenant for a doctor’s certificate showing he/she is disabled and needs a support animal.
Member Since November 2025 - Comments: 1
9:02 PM, 20th November 2025, About 5 months ago
I would look to guidance from the RSPCA on keeping dogs in flats with no outside amenity space.
I know for instance that most pet re-homing organisations will not let dogs go to properties that do not have secure gardens and fences.
I myself own a dog and his feet have to be washed after walks before he is allowed in the house.
The apartment block that we service, has no outside amenity area and no facility for washing dogs outside. The corridors are fully carpeted and it would be wholly inappropriate to take a muddy dog inside.
It would also cause nuisance to other tenants if the dog were to bark regularly.
Thoughts?
Member Since July 2013 - Comments: 463
9:27 PM, 20th November 2025, About 5 months ago
It’s disgraceful that you supposedly can’t say no on the basis that a future tenant may have allergies. What has the Government got against allergy sufferers? *No* cleaning provider, no matter how “professional”, can guarantee to remove all dog, cat or rabbit lint, and many people who are allergic can immediately tell if a property has been infected with animal fur.
And why the hell is it the landlord who has to pay to clean up after a tenant’s disgusting animal? It’s bad enough dealing with the risk of a bad tenant, but now we have to accept the risk of an animal wrecking the property too!
Member Since May 2024 - Comments: 111
4:57 AM, 21st November 2025, About 5 months ago
Well how wonderful that the government will allow us to use the deposit against pet damage. It gives me such a warm fuzzy feeling.
Member Since October 2013 - Comments: 1642 - Articles: 3
10:31 AM, 21st November 2025, About 5 months ago
Reply to the comment left by Jack Jennings at 21/11/2025 – 04:57
That same warm, fuzzy feeling when you have to use the deposit [and then some] against tenant damage. But what’s the likelihood you’ll now have to somehow make that deposit stretch further to cover tenant and pet damage?
My sister found her tenant breeding Pitbulls in her flat. Pets, obviously! The sofa was ripped to shreds, none of the new carpet remained, and the flooring was covered in newspaper soaked in urine and covered in dog mess. At least her 5 weeks deposit covered the clean up!