Since 1 May 2026 one of the most common questions landlords are asking is this: my tenant wants a pet — do I have to say yes?

The short answer is no — you don't have to say yes to every request. But the rules around how you say no, when you can say no, and what happens if you get it wrong have changed completely.

This edition covers everything landlords need to know about the new pet rules — including the one mistake that could lock you in permanently.

Before 1 May 2026 landlords could apply a blanket "no pets" policy. It was written into tenancy agreements as standard and tenants had no legal recourse.

Landlords are no longer allowed to apply a blanket "no pets" policy. If they refuse a request they must have a reasonable justification based on the specific property and the specific pet.

Under the new legal framework tenants gain a statutory right to request keeping a pet in their rented home. The Act provides that tenants must seek prior written consent to keep a pet, and landlords must not unreasonably withhold or delay such requests.

In plain English — the legal starting point has flipped. Previously tenants had to justify why they should be allowed a pet. Now landlords have to justify why they're saying no.

Once the landlord receives a request they will usually have to provide an answer within 28 days, unless they ask for further information or need the consent of their superior landlord.

Your landlord can only refuse if they have a good reason. They normally have 4 weeks to reply in writing. They might ask for more information.

Ignoring a pet request is not an option. Silence or a delayed response could be treated as an unreasonable refusal — giving the tenant grounds to take you to court.

The government has published guidance on what counts as reasonable grounds for refusal. These are the situations where saying no is likely to be defensible:

The property is too small for the animal requested The property is unsuitable for the type or size of pet — such as requesting a large dog in a small flat. This must be specific to the property and the specific animal — not a general preference against dogs or cats.

Your lease restricts pets Restrictions on a superior lease — such as a block of flats that doesn't permit pets. If you own a leasehold flat and your freeholder prohibits pets, this is a valid ground. You will need to show the freeholder's restriction in writing.

Another tenant has a serious allergy Another tenant already living in the property has an allergy. This applies particularly to HMOs and shared houses where other tenants would be directly affected.

The property has features that make it genuinely unsuitable A property with no outdoor space, a listed building with restrictions, or a property where the animal would cause specific structural or safety concerns may all be valid grounds — but you need to be able to explain and document the specific reason.

This is where most landlords will need to adjust their thinking.

A landlord having had previous negative experience of a tenant's pet, or general concerns about damage are not considered valid reasons on their own.

In other words:

General anti-pet preferences no longer have legal weight. Every refusal must be based on the specific property and the specific animal being requested.

Many landlords worry about insurance when a tenant has a pet. The good news is the law gives you a practical tool here.

Landlords may ask tenants to obtain additional insurance to cover potential damages.

This means you can approve a pet request conditionally — subject to the tenant providing evidence of pet damage insurance before the animal moves in. This protects your property without requiring you to refuse the request outright.

If you grant a tenant permission to keep a specific pet you will not be able to withdraw that consent at a later date. The tenant keeping the approved pet will not be treated as a breach of the tenancy agreement.

This is critical. Once you say yes to a specific pet — a named dog, a specific cat — that approval is permanent for the duration of the tenancy. You cannot change your mind later if circumstances change or if the pet causes problems.

This makes the initial assessment of each request extremely important. Take your time, consider the property carefully, and if you're approving — do it in writing with specific details of which animal has been approved.

If a landlord wants to end a tenancy because a tenant has a pet without permission they will need to prove that a specific ground applies. A landlord could potentially use Ground 12, which applies when a tenant has breached the tenancy. If there has been damage caused by a pet, a landlord might be able to use Grounds 13 or 15 covering deterioration in the property and deterioration in furniture. Ground 12, 13 and 15 are discretionary grounds so the court needs to consider whether it's reasonable to evict the tenant.

The key word is discretionary — even with an unauthorised pet causing damage, the court decides whether eviction is reasonable. Evidence of the breach and the damage is essential.

The landlord must not refuse a request unless it is reasonable to do so and tenants could apply to court if they think the landlord has acted unreasonably. If the landlord is the losing party the court would also order them to pay the tenant's costs.

From 2028 when the Private Rented Sector Ombudsman is operational, tenants will have an additional route — they can complain to the Ombudsman without going to court.

Step 1 — Acknowledge in writing within 7 days Even if you need more time, confirm receipt of the request in writing immediately. This shows you are engaging with it properly.

Step 2 — Assess the specific property and specific animal Consider the size of the property, any leasehold restrictions, other tenants, and the specific animal requested. A hamster in a three-bed house is very different to a Great Dane in a studio flat.

Step 3 — Check your leasehold documents if applicable If you own a flat or leasehold property, check your lease for any pet restrictions from the freeholder. Get the restriction in writing if it exists.

Step 4 — Respond in writing within 28 days Either approve, conditionally approve (subject to pet insurance), or refuse with specific documented reasons.

Step 5 — Keep your response on file Your written response is your evidence if the tenant challenges your decision. Keep it with your tenancy records for the duration of the tenancy.

Only around 5.9% of rental properties across England are currently listed as pet friendly — just 5,839 out of approximately 98,964 properties.

That's about to change significantly. Landlords who engage positively with pet requests and build a pet-friendly reputation may find real commercial benefits — pet-owning tenants often stay longer and may be more willing to look after the property.

The new rules are less about being forced to accept every animal and more about having a fair, documented process. Landlords who follow the process correctly have nothing to fear.

✅ Remove any blanket "no pets" clauses from your standard tenancy agreements — they are now unenforceable

✅ Create a simple pet request response template — written, dated, specific to property and animal

✅ Check your leasehold documents if you own flats — know your freeholder's position before a request arrives

✅ Consider adding a pet insurance requirement as a standard condition of approval

✅ If you receive a request — respond within 28 days, in writing, every time

Coming up next edition — The Private Rented Sector Database: what it is, when it's coming, and what landlords need to do to register.

The Landlords Brief is published regularly for UK landlords. Subscribe free at thelandlordsbrief.co.uk. This newsletter is for general information only and does not constitute legal or financial advice.