Renters' Rights Act pets: what landlords must do when a tenant asks for a pet

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Renters' Rights Act pets: what the law says

The government roadmap lists, among the phase 1 changes from 1 May 2026, a requirement for private landlords to consider tenant requests to rent with a pet [2]. GOV.UK's landlord guide turns that into a process [1]:

• The tenant must ask in writing.
• The request should describe the pet, for example the type of animal, its size, and how much room it needs.
• You cannot refuse without a fair reason.
• You have 28 days to respond in writing.
• If you refuse, you should explain why.

If a tenant keeps a pet without your permission, GOV.UK says they may be breaking the terms of the tenancy agreement [1].

The 28-day rule for pet requests

The clock starts when the tenant's written request arrives. Within those 28 days you can ask for more information about the pet [1]. If the tenant doesn't reply to your request for more information, you don't have to consider the request [1].

Once they reply, you have either the rest of the original 28 days or an extra 7 days, whichever is later, to give your final decision [1].

GOV.UK's example: a tenant asks in writing for a dog. Within the 28 days, you ask about its size and whether it's house trained. The tenant says it's a small, trained dog. You then have the rest of the 28 days or an extra 7 days, whichever is later, to decide [1].

How to respond to a pet request

1. Log the date the request arrived. That's day one of your 28 days.
2. Read the description. Is it clear what the animal is and how big it is?
3. Ask for more information early if you need it, in writing.
4. Check your lease if you're a leaseholder. You may need the freeholder's permission [1].
5. Decide, in writing, within the time limit, with reasons if you refuse.
6. Keep the request, your questions, their answers and your decision together.

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

Yes, but only with a fair reason. GOV.UK lists circumstances where it may be reasonable to refuse [1]:

• another tenant has an allergy
• the property is too small for a large pet or several pets
• the pet is illegal to own
• you're a leaseholder and the freeholder doesn't allow pets

And reasons where refusal would usually be unreasonable [1]:

• you don't like pets
• you've had issues with tenants with pets in the past
• previous tenants' pets damaged the property
• you have general concerns about possible future damage
• you think a pet might affect future rentals
• you know the tenant needs an assistance animal, such as a guide dog

That second list matters. Past bad experiences and general worries about damage are, on GOV.UK's guidance, usually not enough on their own.

What if the tenant thinks the refusal is unfair?

GOV.UK says the tenant can challenge a refusal they think is unreasonable, by complaining to you or applying to court [1]. That's why a clear written reason, sent within the time limit, is worth the effort.

Once you've said yes

GOV.UK says that once you agree to a pet, you can't change your mind or change the tenancy agreement, and if you do, the tenant can still keep the pet [1]. If the tenant wants another pet, they have to ask again [1].

Before you say yes, it helps to:

• record the condition of each room, especially floors, doors and gardens
• take dated photos
• agree in writing how any damage will be reported and fixed

Pet damage: deposits and insurance

GOV.UK says that if a pet causes damage, your tenant should talk to you about how it will be repaired, and you can keep money from the deposit to cover repair costs caused by pet damage [1]. You may also be able to claim on insurance if you or the tenant have a relevant policy, but you can't claim for the same damage twice, for example from insurance and the deposit, and GOV.UK warns doing so may be fraud [1].

Remember the deposit is limited. Most tenancy deposits are capped by the Tenant Fees Act [4], and it has to be protected in a government-approved scheme [5]. Any deduction has to be backed by evidence if the tenant disputes it. That evidence is mostly your check-in record and your check-out record.

Evidence wins pet damage disputes

If you end up deducting for pet damage, the questions are always the same: what was the condition at the start, what is it now, and is the difference more than fair wear and tear? You answer them with:

• a room-by-room inventory at move-in
• dated photos at move-in and move-out
• a record of any damage reported during the tenancy and what was done

Gaffy gives each property a room-by-room inventory and two dated photo sets for move-in and move-out, so the before and after are in one place. Tenants can report damage through their repair link with photos, and each report is timestamped. See Gaffy's inventory and photo features, and our guide to landlord inventories.

Pets in leasehold flats and HMOs

If you're a leaseholder, check the lease. GOV.UK says you may need permission from your freeholder, and a freeholder's ban is listed as a possibly reasonable ground to refuse [1]. In shared houses, another tenant's allergy is also listed as a possibly reasonable reason [1].

If you're worried about a pet

GOV.UK suggests talking to the tenant first. If the issue is antisocial behaviour involving a pet, there are separate steps; for welfare concerns, you can contact the RSPCA, your local council or the police [1].

Does this apply in Wales or Scotland?

The Renters' Rights Act pet rules described here are part of the reforms for England's private rented sector [2]. Wales and Scotland have their own laws.

FAQs

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

Only with a fair reason, for example another tenant's allergy, a property too small for the animal, or a freeholder ban [1].

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

28 days, in writing. If you ask for more information, you get the rest of the 28 days or 7 extra days after the answer, whichever is later [1].

Does the tenant have to ask in writing?

Yes, and the request should describe the pet [1].

Can I refuse because a previous tenant's dog damaged the property?

GOV.UK lists past pet damage as a reason that would usually be unreasonable on its own [1].

Can I take pet damage from the deposit?

Yes, you can keep money from the deposit to cover repairs for pet damage [1].

Can I change my mind after agreeing to a pet?

No. GOV.UK says you can't change your mind or change the tenancy agreement once you've agreed [1].

How does Gaffy help?

Gaffy keeps a room-by-room inventory and dated move-in and move-out photos for each property, and tenants can report damage with photos through a repair link that needs no app. It's £12 a month for up to 5 properties, plus £4 a month for each extra property, and the first month is free.

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Sources

1. GOV.UK, If a tenant wants a pet to live with them: https://www.gov.uk/assured-tenancy-agreements-a-guide-for-landlords/if-a-tenant-wants-a-pet-to-live-with-them
2. GOV.UK, Renters' Rights Act 2025 implementation roadmap: https://www.gov.uk/government/publications/renters-rights-act-2025-implementation-roadmap/implementing-the-renters-rights-act-2025-our-roadmap-for-reforming-the-private-rented-sector
3. GOV.UK campaign hub, Renting is changing: https://housinghub.campaign.gov.uk/renting-is-changing/
4. GOV.UK, Fees you can charge as part of a tenancy: https://www.gov.uk/guidance/fees-you-can-charge-as-part-of-a-tenancy
5. GOV.UK, Deposit protection schemes and landlords: https://www.gov.uk/deposit-protection-schemes-and-landlords