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 March 2024 - Comments: 281
3:40 PM, 23rd November 2025, About 5 months ago
Reply to the comment left by James Egan at 23/11/2025 – 15:34
Exactly the point I made a few weeks back when Pennycook was explaining why there was no need for any increase above the existing five weeks rent deposit provision.
Can you just imagine if the standards were reversed, social housing tenants provided with good decor, carpeting and cooking facilities and private landlords adhering to the practices you describe which are standard in England too for social housing providers. We’d never hear the last of it from politicians and the usual tenant lobby groups.
Member Since December 2023 - Comments: 1590
5:59 PM, 23rd November 2025, About 5 months ago
I like to look at the unintended consequences.
In this instance, it is the pets that will suffer and animal charities will be busier. Here’s why…
Tenant gets a pet, with or without the landlord’s blessing. Landlord (later) decides to sell so seeks possession using Section 8 Ground 1A.
Tenant is (eventually) evicted but, as we know, rental properties are in short supply.
If there is no suitable property, the animal will end up in a shelter (maybe Shelter could find a purpose). Pets are generally not welcome in temporary accommodation.
Member Since April 2018 - Comments: 374
8:16 PM, 23rd November 2025, About 5 months ago
I have now seen AI generated robotic puppies that look and act like the real thing.Just the job for GEN RENT.
Member Since April 2014 - Comments: 985 - Articles: 2
9:21 AM, 24th November 2025, About 5 months ago
Reply to the comment left by Keith Wellburn at 20/11/2025 – 11:10
If an HMO is let on a room basis then the tenant rents the room only and only has a licence to use other communal areas witin the property. My thoughts are that the pet clause only applies to the tenants own room. All other areas should remain absent of pets. Thus making most pets unacceptable. Also, what the act does not consider is that whilst current tenants maybe ok with pets, future prospecting tenants may not. Thus limiting the pool of potential tenants.
Member Since February 2018 - Comments: 627
10:31 AM, 24th November 2025, About 5 months ago
Reply to the comment left by Rob at 24/11/2025 – 09:21
The approach should have been akin to smoking in hotel rooms.
Member Since July 2013 - Comments: 2002 - Articles: 21
4:27 PM, 9th December 2025, About 5 months ago
Reply to the comment left by Robin Guy at 20/11/2025 – 10:24
Robin, in an HMO you can very likely refuse a cat, dog or other mammal as current or future housemates may have allergies.
It is possible to refuse to take on a tenant with a pet but you cannot unreasonably withhold consent once the tenancy has commenced.
Having a barking dog locked in a room while its owner is at work and others are disturbed will not work.
Member Since December 2025 - Comments: 1
4:21 AM, 13th December 2025, About 4 months ago
My tenant asked permission to have a cat as a pet. I agreed on the basis that if female it should be neutered.
A few months later, neighbours complained about multiple cats. My agent called and ascertained there were at least nine cats present. No sign of litter trays. Cat urine had soaked into the floor boards (which had to be replaced). Tenants told they could only keep two cats and must use litter trays. Agent helped them to take the other seven to a shelter.
Tenants then decided to stop using the wheelie bin and stored their waste in the loft!! Dreadful damage ensued. Tenants decided to move as “the house is smelly!”.
Cost of repairs and refurbishment? £12,000.
Tenants of two other properties have small well trained dogs who have caused no problems.
I would recommend allowing a pet only if the tenant will take out insurance for damage. I am willing to pay this and recuperate this by addition to the rent paid over a few months.
Member Since April 2018 - Comments: 374
10:41 AM, 13th December 2025, About 4 months ago
Reply to the comment left by Maureen Boost at 13/12/2025 – 04:21
Horrendous. I am just wondering on what grounds government insists landlords take pets.Is this to do with freedom of choice, non discrimination or what, in which case surely the same grounds should apply for landlords.If you are running a business such as a hotel or shop, you are allowed to exclude pets and it does seem government classes all landlords as businesses, even if we don’t get the same tax breaks.
Member Since February 2018 - Comments: 627
11:56 AM, 13th December 2025, About 4 months ago
Reply to the comment left by Maureen Boost at 13/12/2025 – 04:21
It sounds as though the tenant had mental issues, seems a good reason for a guarantor.
Member Since January 2023 - Comments: 145
3:28 PM, 15th December 2025, About 4 months ago
Reply to the comment left by NewYorkie at 20/11/2025 – 10:16
Surprising that HMG does not for.example.specify that the tenant proves evidence of the animal having had its injections.
I am sorry to say HMG’s ill consoder3d policies will.turn rentals into slums. In my experience often tenants who acquire pets have not the skills to care.for them. Our.tenant who was.removed by high court bailiffa and carted off to a mental health rehab had a dog.whixh she refused to rehome ahead of th3 eviction. Bailiffs had it put down, I gather.