For years, “no pets” in a tenancy agreement was the end of the conversation. Since 1 May 2026 it isn’t. Every private tenant now has a statutory right to ask to keep a pet, the landlord must respond within a set time, and a refusal has to be reasonable. Landlords who answer a pet request with a quick “no” or no answer at all are walking into the kind of dispute that ends up in court. This edition covers how the process works, what counts as a fair refusal, and the money mistakes to avoid.
The Right to Ask
From 1 May 2026, tenants in assured tenancies can ask to keep a pet, and the right applies whatever the tenancy agreement says. A “no pets” clause no longer shuts the door. The request process has a few moving parts:
The request must be in writing and describe the pet: type, size and any space needs.
The landlord has 28 days to respond, in writing.
You can ask for more information within that period. If the tenant doesn’t provide it, you aren’t obliged to consider the request. Once they do, you have the rest of the original 28 days or a further 7 days, whichever is later.
A superior landlord’s consent can extend the timeline. If you need permission from a freeholder or head lessor, the period can stretch, and you should tell the tenant about any delay.
The rules don’t apply to people who aren’t yet tenants, so they don’t change how you handle applicants before a tenancy starts.
What Counts as a Reasonable Refusal
The legal test is that you must not unreasonably refuse. It is decided case by case, but government guidance gives clear examples.
Usually reasonable:
Another tenant in the building has an allergy
The property is too small for the animal, or for several pets
The pet is illegal to own
Your head lease or the freeholder bans pets, or the superior landlord withholds consent
Usually not reasonable:
You simply don’t like pets
A previous tenant’s pet caused problems
A general worry about damage
Concern about how the property will let in future
Two practical points. First, a refusal should be in writing and explain why, tied to this pet and this property. Second, a blanket “our policy is no pets” is the kind of answer that is hardest to defend.
Assistance Animals Are Different
Assistance dogs, such as a guide dog, are outside the new pet-request process. Your Equality Act duties to make reasonable adjustments continue to apply, and refusing a tenant who needs an assistance animal is very likely to be unlawful discrimination. Emotional support animals, by contrast, aren’t legally recognised as a separate category. They are treated as ordinary pets, even if the tenant holds a certificate.
Once You Say Yes, It Stays Yes
Consent generally can’t be withdrawn later or reversed by changing the tenancy terms. A tenant who wants a second pet must ask again. Because you can’t take consent back, set your conditions before you agree: written confirmation of the specific animal, a requirement to keep the property clean, and clear wording about what happens if the pet causes damage.
The Money: What You Can and Can’t Charge
This is where well-meaning landlords get caught.
No pet fee. Under the Tenant Fees Act 2019, a separate pet fee is a banned payment. Taking one risks a financial penalty.
No separate pet deposit. Pet-specific deposit rules and pet insurance requirements appeared in earlier versions of the Bill but did not make it into the Act. Your deposit remains capped at the usual Tenant Fees Act limit.
No bidding on rent. Landlords must advertise a specific rent and can’t encourage or accept higher offers. Asking an applicant to pay more because they have a pet falls into this territory, and penalties can reach £7,000.
Damage is handled the normal way. Pet damage beyond fair wear and tear can be deducted from the deposit, with evidence. You can alternatively claim on a relevant insurance policy held by either you or the tenant, but you can’t claim the same damage twice.
Evidence matters. A dated check-in inventory with photos, and a matching check-out report, is what turns a deposit deduction from a dispute into a straightforward claim.
If a Landlord Gets It Wrong
If you ignore a request or refuse unreasonably, the tenant can take the matter to court, which can order that the pet be allowed and can order you to pay costs. The PRS Landlord Ombudsman, which we covered on 8 October, will also be able to look at how pet requests were handled once it starts. The expected start is 2028. Some older guides still describe a late 2026 launch, so treat that as out of date.
There is also a knock-on risk. If a tenant keeps a pet after a lawful refusal, you can’t simply evict. Section 21 has gone, so you would need a Section 8 ground such as breach of tenancy terms, and those grounds are discretionary, meaning a court looks at whether possession is reasonable. It is far safer to resolve a pet dispute properly than to treat it as a route to possession.
What to Do Now
Check your tenancy agreement and any templates. A flat “no pets” clause no longer works as a barrier. Replace it with a clause that explains the request process.
Set up a simple request routine. Log the date a request arrives, diary the 28-day deadline, and reply in writing even if the answer is that you need more information.
Write down your reasons before you refuse. Link them to the specific animal and property.
Check your own cover. Many landlord policies exclude pet damage. Ask your insurer and consider a tenant-side contents policy that covers it.
Tighten your inventory. Dated photos at check-in are your best protection.
Never charge a pet fee or extra deposit. If you want to cover risk, do it through insurance and a clear damage clause.
Check head leases. If you let a leasehold flat, find out whether the lease allows pets before a request arrives.
Bottom Line
Most pet requests are reasonable and most pets cause no trouble. The new rules don’t force you to accept every request. They force you to engage with each one, give a reasoned answer in time, and stop treating “no pets” as automatic. Landlords who build a short, consistent process will find it costs little. Landlords who ignore it risk a court order, costs, and a deposit dispute they can’t win.
Know a landlord still using a blanket “no pets” clause? Forward this on.
Next edition: Thursday 22 October, with another essential compliance update for UK landlords.
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