One of the more contentious areas of the Renters’ Rights Act is the new requirement for landlords to consider all tenant requests for pets, with refusals allowed only where they can be shown to be reasonable.
For many landlords, this raises practical questions about timescales, process and what counts as acceptable grounds to say no.
The Government has now published the full details on how the new pet rules will work, and the National Residential Landlords Association (NRLA) has provided a practical guide to its key points.
The start date for the pet rules has not yet been formally confirmed, but they are expected to come into force in May 2026 when the first phase of the Act is implemented.
How the request process will work
When they do come into force, a tenant must make requests to keep a pet in writing, including a description of the animal. Blanket bans on keeping them will not be allowed.
Once a request is received, landlords must respond in writing within 28 days.
During this period, they can ask for additional information, such as the animal’s size, its breed or whether it is house-trained. After the tenant replies, landlords then have either the remainder of the original 28 days or an additional seven days, whichever is later, to issue a final decision.
If landlords do not respond within the required timeframe, the tenant may then apply to the County Court, which can enforce compliance if it believes the landlord is not meeting their obligations.
Leaseholders may also need to secure freeholder permission if, as many do, their lease restricts pets.
A simple example
The Government’s guidance gives this example of a tenant requesting a dog:
You ask for more details within the 28-day period. The tenant replies, confirming it is a small, fully trained dog. You then issue your final decision within the permitted deadline.
If consent is granted, it cannot be withdrawn later for that same pet. Any additional pets, though, require a new request.
When refusal may be reasonable
A refusal can be reasonable in the following kinds of situations:
- another tenant has a medical allergy
- the property is too small for a large pet or multiple animals
- the pet is illegal to own
- a freeholder does not allow pets
What is unlikely to be considered reasonable
You cannot refuse simply because:
- you do not like pets
- you have had issues with previous tenants’ pets
- you are concerned about general future damage
- you think a pet may affect future lettings
- the tenant requires an assistance animal
If you refuse
Refusals must be made in writing, clearly explaining the reasons.
Tenants who believe the decision is unreasonable can raise a complaint or apply to court.
If a tenant keeps a pet without consent
Keeping a pet without permission may breach the tenancy. Landlords can apply to the courts to seek possession of the property or require the removal of the animal, although any possession order is at the judge’s discretion.
If the pet causes damage to the premises, landlords can pursue costs through the deposit or from the tenant directly. A lack of consent will strengthen the case for any deductions.
Managing risk: deposits, insurance and guarantors
Landlords may use the deposit to cover genuine pet-related damage.
It is also possible to take out pet damage insurance, although it is not possible to claim twice for the same incident.
Requesting a guarantor is a useful option if additional financial security is needed.
If issues arise once a pet is in the property
The NRLA advises that landlords should first speak to the tenant to resolve concerns, but for nuisance issues, landlords refer to the Government antisocial behaviour guidance.
For welfare concerns, you can contact the RSPCA or your local council.
