Can a landlord refuse a pet under the Renters' Rights Act?

Tenants have a right to request a pet and the landlord must not refuse unless it is reasonable to do so. A blanket 'no pets' policy is no longer allowed for assured tenancies in England.

How long does a landlord have to respond to a pet request?

A landlord must usually respond to a written pet request within 28 days. This can be extended if the landlord needs more information from the tenant or consent from a superior landlord.

What is a reasonable reason to refuse a pet?

Reasonable grounds can include another occupier's allergy, the property being too small for the pet, the pet being illegal to keep, or a freeholder's prohibition. A general dislike of pets or worry about damage is not, by itself, reasonable.

Can I take a bigger deposit for a pet?

No. The deposit cap still applies, so you cannot take an extra pet deposit beyond five weeks' rent. To protect against pet damage, check your own insurance and keep clear records.

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Renters' Rights Act

Pets in rental properties: what landlords can and can't do

"No pets" is no longer a blanket you can throw over a tenancy. Under the Renters' Rights Act tenants can request a pet — and you need a genuinely reasonable reason to say no.

Written for UK landlords (England) · Last updated August 2026 · 5 min read

The quick answer: Tenants now have a right to request a pet, and you must not unreasonably refuse. You should reply to a written request within about 28 days. You can say no where it's genuinely reasonable — an allergy, a property too small, an illegal pet, a freeholder ban — but not just because you'd rather not. You can't take an extra pet deposit beyond the normal cap.

What changed

The Renters' Rights Act gave tenants a right to keep a pet with the landlord's consent, and made clear that consent can't be withheld unreasonably. The old default — a flat "no pets" clause — no longer works for assured tenancies in England. In practice, more tenants are asking, so it's worth knowing exactly where you stand.

The process

The tenant makes a written request to keep a pet.
You should respond within about 28 days — this can be extended if you need more information from the tenant or consent from a superior landlord (for example, if you're a leaseholder).
You either agree, or refuse with a reasonable reason in writing.

Reasonable vs unreasonable refusals

✓ Can be reasonable

Another occupier has a genuine allergy
The property is too small for the pet (or for several pets)
The pet is illegal to keep
A freeholder or head-lease prohibits pets

✗ Usually not reasonable

A general "I don't want pets" preference
A vague worry the pet might cause damage
A bad experience with a previous tenant's pet
A blanket no-pets clause with no specific reason

If a tenant thinks a refusal was unreasonable, they can challenge it — so put your reasoning in writing and make sure it genuinely fits one of the acceptable grounds.

🔔 How ProPixa helps

ProPixa keeps a clear record of each tenancy — including a pet request, your written response and the date — so if a decision is ever questioned, you've got the paper trail. Everything filed against the property, not scattered across texts and emails.

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Protecting your property

You can't take a bigger deposit for a pet — the deposit cap (five weeks' rent, or six above £50,000 annual rent) still applies. To manage pet-related risk instead:

Check your own landlord insurance for accidental/pet damage cover, and consider adding it.
Encourage the tenant to hold cover that includes pet damage.
Do a thorough inventory at check-in so end-of-tenancy fair wear and tear vs damage is clear.
Agree sensible house rules in writing when you consent.

Frequently asked questions

Can I still say no to a specific pet?

Yes — the test is reasonableness for that pet in that property. A large dog in a tiny top-floor flat may be reasonable to refuse; a small caged pet in a house rarely is. Judge each request on its facts.

What about assistance dogs?

Assistance dogs are treated differently and are generally protected under equality law — refusing one can be unlawful discrimination, separate from the pet rules here.

Can I charge extra rent for a pet?

You can't take an extra deposit. Rules on "pet rent" are tighter than they used to be, so don't assume you can simply add a charge — check the current position before you try.

Does this apply to leasehold flats I let?

You still can't unreasonably refuse, but if your own lease bans pets you may need the freeholder's consent — which is a legitimate reason the process allows extra time for.

Keep every tenancy decision on the record

ProPixa files your tenancy paperwork — requests, responses and dates — in one place, with reminders for what's due. Free for your first two months, no card needed.

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