Can a landlord refuse pets?
Many renters in England and Wales want to live with pets — but what happens if your landlord says no? This guide explains whether landlords can legally refuse pets, what the government’s model tenancy agreement recommends, and how upcoming law changes may affect your rights. Whether you're a tenant or a landlord, this guide outlines the facts clearly and thoroughly, with practical examples, legal context, and tips for both sides.
Yes — landlords in England and Wales can currently refuse pets unless agreed otherwise in writing, but changes under the Renters’ Reform Bill are expected to make blanket bans illegal and give tenants more rights to request pets.
Here’s what you need to know:
- Landlords can currently refuse pets unless agreed otherwise in writing.
- The government’s model tenancy agreement encourages flexibility but isn’t legally binding.
- The Renters’ Reform Bill proposes stronger rights for tenants wanting to keep pets.
- If passed, landlords must give written reasons for refusal and respond within a legal time limit (proposed 42 days).
- Common grounds for refusal include lease restrictions, allergies, property size, religious beliefs, or irresponsible ownership.
- Assistance dogs cannot be refused under the Equality Act 2010, regardless of tenancy terms.
Latest update: August 2025
The Renters’ Reform Bill passed its second reading in Parliament in July 2025 and is expected to come into force in mid-to-late 2026. While the law has not yet changed, landlords and tenants should prepare now for the likely shift in pet rules.
If enacted in its current form:
- Blanket bans on pets will be unenforceable.
- Landlords must consider all pet requests and respond in writing within 42 days (plus a possible 7-day extension if more information is requested).
- Written refusals will require valid, documented reasons.
- Tenants will have the right to challenge refusals through the Private Renters’ Ombudsman.
- Earlier drafts suggested a requirement for pet damage insurance. This was reported as removed at Lords stage. Landlords would still be able to ask tenants to evidence suitable pet cover or adjust rent proportionately within the Tenant Fees Act limits.
Landlord vs tenant rights at a glance
Legal framework: key legislation landlords and tenants should know
To understand your rights and obligations, it helps to know which laws apply:
- Housing Act 1988. Sets the framework for assured shorthold tenancies. Landlords can set a pet policy in the agreement, subject to equality and consumer law.
- Landlord and Tenant Act 1985. Governs repair obligations and fair dealing in tenancy terms, supporting balanced, transparent agreements.
- Consumer Rights Act 2015. Prohibits unfair contract terms; a blanket no‑pets clause may be challengeable if disproportionate to the property or circumstances.
- Animal Welfare Act 2006. Encourages responsible ownership and animal welfare; relevant when assessing whether a property is suitable for a specific pet.
- Equality Act 2010. Requires reasonable adjustments for disabled tenants with assistance dogs.
Are landlords allowed to refuse pets?
Under current tenancy law in England and Wales, landlords can refuse pets if the tenancy agreement contains a “no pets” clause. Without written permission or a clause allowing pets, tenants do not have an automatic right to keep animals.
Some landlords are willing to make exceptions, particularly for responsible long-term tenants. However, the Consumer Rights Act 2015 adds an extra dimension — if a “no pets” clause is deemed to be an “unfair term” in certain circumstances, it could be challenged. This is rare, but possible, if the ban is disproportionate to the property type or tenant’s situation.
Example: A total ban on all animals, including small caged pets, in a large detached house with no shared areas could be argued as excessive.
Unfair terms challenge: what a court might consider
If a tenant challenges a blanket ban, a court would look at factors such as:
- Whether the term creates a significant imbalance against the tenant.
- The property type and layout compared with the pet requested.
- Whether a more tailored clause would achieve the landlord’s aims, for example limiting size, number or species.
- Whether the agreement was transparent about how permission would be considered.
Possible outcomes range from the clause being upheld for the specific facts, to the clause being struck out or read down so a reasonable, case‑by‑case process is required.
What does the model tenancy agreement say?
The government’s 2021 model tenancy agreement (MTA) promotes pet-friendly renting by setting the default position as allowing pets, unless the landlord objects in writing within 28 days of a tenant’s written request.
It recommends that landlords:
- Avoid blanket bans.
- Consider requests individually.
- Provide a good reason for refusal.
The MTA is voluntary — landlords are not obliged to use it. But if they do, tenants benefit from faster decisions and a clear right to request pets.
The model pet clause in plain English
Tenants should seek written permission to keep a pet. Landlords should not unreasonably withhold or delay consent and should consider each request on its merits. Consent is the default unless refused in writing with good reason within 28 days. Any extra deposit must remain within the Tenant Fees Act cap.
Is the law about to change?
Yes. The Renters’ Reform Bill will, if passed:
- Make blanket bans unenforceable.
- Require landlords to consider all pet requests fairly.
- Set a 42-day legal response limit (plus 7 days if more details are requested).
- Require written reasons for refusal.
- Allow tenants to challenge refusals they believe are unreasonable.
- Early proposals suggested mandatory pet insurance. This has reportedly been removed, meaning evidence of suitable cover may be requested but not legally mandated.
Why the reforms are happening
There is widespread public interest in pet‑friendly renting. Organisations such as Dogs Trust and Battersea have campaigned for change, and there has been cross‑party political momentum to balance tenant pet ownership with legitimate landlord concerns.
Valid reasons a landlord can refuse a pet
When the Bill passes, refusals will need clear justification. Examples include:
Property suitability examples landlords often consider
- Large dogs in small flats without outdoor space.
- Dogs with mobility issues in top‑floor properties without lifts.
- Multiple pets where the property size or layout makes welfare difficult.
- Shared buildings where phobias or severe allergies are documented.
- Communal area risks such as fouling in shared gardens or corridors.
Leasehold vs rental restrictions
It’s important to distinguish between rental property rules and leasehold restrictions:
- Rental rules are set in the tenancy agreement between landlord and tenant.
- Leasehold restrictions are imposed by the freeholder and can override the landlord’s wishes. Even if a landlord is pet-friendly, they may be unable to grant permission if the head lease forbids pets.
Tenants in leasehold properties should ask to see the relevant lease clauses before making a pet request.
Assistance dogs and the Equality Act 2010
Landlords cannot refuse a registered assistance dog, regardless of tenancy terms. This includes guide dogs, hearing dogs, and other trained assistance animals.
- No additional rent or fees can be charged specifically for assistance dogs.
- Landlords may need to adapt property rules to accommodate the animal.
- Tenants should provide official identification or documentation from a recognised assistance dog organisation.
Why landlords often refuse pets
Statistics highlight why many landlords remain cautious:
- 57% of UK households own pets, but only 7% of rental listings allow them.
- 85.3% of landlords have experienced pet damage.
- Only 0.5% of landlords recovered pet damage costs through insurance.
Common concerns include:
- Wear and tear.
- Insurance cost increases.
- Property size and suitability.
- Leasehold restrictions.
- Noise and neighbour complaints.
- Infestation risks (fleas, ticks).
Benefits of allowing pets for landlords
- Higher demand and faster lets.
- Longer average tenancies and fewer voids.
- Happier tenants and stronger relationships.
- Positive market positioning for “pet‑friendly” homes.
Can tenants challenge a refusal?
Current law: Limited to raising the issue with the landlord directly or pursuing legal action if discrimination is suspected.
Future law: Under the Renters’ Reform Bill, tenants can escalate disputes to the Private Renters’ Ombudsman at no cost. If still unresolved, the case can go to court.
Tips for tenants challenging a refusal:
- Keep all requests and replies in writing.
- Provide vet records, training certificates, and references.
- Show proof of insurance.
- Demonstrate how you’ll manage risks like noise and cleaning.
What if the tenancy agreement already bans pets?
If your tenancy bans pets:
- You must not get one without written permission.
- Doing so risks a breach notice or eviction.
However, some landlords may agree to amend terms if you:
- Offer professional end-of-tenancy cleaning.
- Provide insurance cover.
- Limit your request to a pet suited to the property.
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Do pet rules apply to all animals?
Most rules focus on dogs and cats, but many tenancy agreements define “pet” broadly. Even low-risk pets may be covered by a ban.
How can a tenant ask to keep a pet?
If pets aren’t currently allowed under your tenancy agreement, you’ll need to persuade the landlord that the benefits outweigh the risks. The key is to present yourself as a responsible tenant and address any concerns up front.
Steps to improve your chances:
- Make your request in writing. Send a formal letter or email rather than asking informally. This shows you’re serious and creates a paper trail. Include the date, your full address, and a clear statement that you’re requesting permission to keep a pet.
- Include a “pet CV.” Provide details of your pet’s breed, age, temperament, and size. Attach vaccination records, microchip confirmation, and photos. For example, a short-haired indoor cat with up-to-date flea treatments is lower risk than an untrained puppy.
- Offer solutions for potential concerns. Address likely objections directly:
- Noise: You work from home and can monitor barking.
- Damage: You’ll provide pet insurance and agree to pay for professional cleaning.
- Hygiene: You commit to regular grooming and pest treatments.
- Provide references from previous landlords. If you’ve rented with the same pet before, a short note confirming no damage or complaints can be persuasive.
Tip: Timing matters — if you’ve just signed a new tenancy, your landlord may be less open to changes. Making your request during a renewal period often gives you more negotiating power.
Step‑by‑step timeline under the proposed law
Curren
Can landlords ask for extra payments for pets?
Landlords cannot charge unlimited “pet fees” — all charges must comply with the Tenant Fees Act 2019.
Current rules:
- Deposit cap: Security deposits cannot exceed five weeks’ rent for most properties (six weeks if annual rent exceeds £50,000).
- Pet rent: Landlords can increase monthly rent to reflect additional wear and tear, but the increase must be proportionate.
- Pet insurance: Landlords can request evidence of suitable pet damage cover. A previously proposed legal requirement for mandatory pet insurance has reportedly been removed. Parties can still agree insurance voluntarily.
Example: If rent is £1,000 per month, a landlord might raise it to £1,025 to offset cleaning costs at the end of the tenancy. This must be agreed and written into the tenancy agreement from the start.
Tip for tenants: Compare the cost of pet rent versus taking out your own insurance — in some cases, insurance is cheaper and offers better protection for both parties.
Keeping approval once you have a pet
Getting permission is only the first step — keeping it depends on proving you’re a responsible pet owner. Many tenancy agreements allow landlords to withdraw consent if the pet becomes a problem.
Good habits to maintain approval:
- Clean up regularly. Remove hair from carpets, clean litter trays promptly, and ensure outdoor areas are tidy.
- Manage noise. If your dog barks when left alone, consider doggy daycare or a pet sitter to avoid neighbour complaints.
- Repair any damage promptly. Fix scratches, patch chewed areas, or replace damaged items before they escalate into formal disputes.
- Maintain health checks. Keep vaccinations, flea, and worm treatments up to date to avoid infestations.
Example: A tenant with a rescue dog who addressed initial noise complaints by arranging extra training retained landlord approval, whereas ignoring the problem could have led to the landlord withdrawing consent at renewal.
What happens if a tenant keeps a pet without permission?
If you bring in a pet without written approval and your tenancy bans them, you’re at risk of breaching your contract.
Possible consequences:
- Breach notice. The landlord can serve notice to remedy the breach (often requiring removal of the pet).
- Removal demand. You may be given a deadline to rehome the animal or seek retrospective permission.
- Possession proceedings. If you ignore the breach, the landlord could start eviction proceedings, particularly under Section 8 for breach of tenancy terms.
However: Many disputes can be resolved through discussion if you act quickly and show you can manage the pet responsibly. If your pet is an assistance animal, different rules apply under the Equality Act 2010 and a refusal could be unlawful.
Tip: If you realise you’ve breached the clause, proactively contact your landlord, offer solutions (insurance, cleaning), and apologise. This often prevents escalation.
Recap: Can a landlord refuse pets?
Currently, landlords can refuse pets unless the tenancy agreement allows them. The upcoming Renters’ Reform Bill will require fair consideration, valid reasons for refusal, and a right of appeal — but landlords will still be able to say no where justified.
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