My Tenant Wants a Pet: Can I Refuse?

Your tenant's pet request is now a legal process, not a polite favour. You must respond in writing within the deadline and you can only say no if you have solid, objective reasons.

"This guide provides general information about UK landlord tax obligations. It is not financial or legal advice. Tax treatment depends on your individual circumstances and may change. Consider consulting a qualified accountant or solicitor for advice specific to your situation."

1. The new pet rules in 2026

Under the Renters' Rights Act and updated Model Tenancy principles:

• Tenants have an explicit right to request a pet in writing.
• You must respond in writing within a strict time limit:
• Current guidance and commentary put this at 28 days, with some sources interpreting up to 42 days where extra information or superior-landlord consent is needed.
• You cannot unreasonably refuse or delay your decision. Blanket "no pets" is out.
• If consent from a freeholder/head landlord is needed, you must seek it promptly and then reply within 7 days of their response.
• If you do not respond in time, some guidance and legal commentary warn that consent may be deemed given or that the tenant can go straight to court/tribunal to challenge you.

2. What counts as "reasonable grounds" to refuse?

You can still say no, but only if your reasons are lawful, proportionate and linked to the property, not personal dislike of pets.

Examples generally accepted as reasonable

• Lease or head lease prohibits pets - If your superior lease or building rules ban pets, that is strong justification. You should show the actual clause to the tenant.
• Property genuinely unsuitable - Several large dogs in a small flat with thin floors. A high-rise with no outdoor space for the type of dog. HMO with very limited communal areas where a pet would cause disruption.
• Insurance cannot be obtained or would be invalidated - Your landlord insurance excludes certain breeds or types of animal. Insurer refuses cover or quotes an excessive premium with that pet.
• Legal or licensing issues - The animal needs a special licence (for example some banned or restricted breeds) and the tenant cannot show valid paperwork.
• Serious, evidenced risk of nuisance - Thin-walled block with clear risk of noise issues; prior ASB history; known allergies or vulnerabilities in shared accommodation.

Things that are not good enough

• "I just do not like pets."
• "My mortgage probably says no" without evidence.
• A generic "no pets allowed" clause with no case-by-case consideration.

3. Pet damage insurance - you can make it a condition

The Act specifically allows you to require pet damage insurance as a condition of consent:

You can either:

• Require the tenant to buy and maintain a policy covering pet damage, up to a reasonable level, or
• Arrange suitable cover yourself and require the tenant to pay any reasonable extra premium attributable to the pet.

This is designed to offset the risk and is much more workable now that deposit caps prevent large "pet deposits".

If you grant consent, you should:

• Ask for proof of insurance annually.
• Add a written clause covering:
• Responsibility for any damage.
• Cleaning/fleas treatment at the end of the tenancy.
• Limits on number and type of pets.

4. How to respond (and what happens if you do not)

When you get a formal written pet request:

Diary the deadline

Work to a maximum 28-day window from receipt; do not rely on any extra wiggle room.

Check the facts

• Type, breed, size, number of pets.
• Where they will be kept.
• Any head-lease restrictions.
• Impact on your insurance.

Decide

If you will say yes (with conditions)

Reply in writing within the deadline:

• Confirm consent.
• Set out conditions: pet insurance, behaviour standards, cleaning obligations.
• Keep a copy with the tenancy file.

If you will refuse

Reply in writing within the deadline with:

• A clear "no".
• Specific reasons tied to lease terms, property suitability or insurance.
• Attach supporting extracts if helpful (for example lease clause, insurer email).

If you do not respond or refuse in a vague, unfair way

• Tenants can challenge via the new Ombudsman or First-tier Tribunal mechanisms for the PRS:
• Ombudsman complaint about unreasonable refusal.
• Tribunal/court application to test whether your refusal was lawful.
• Guidance and campaign groups warn that no reply within the statutory time can be treated as evidence of unreasonable refusal and could even result in consent being assumed in some interpretations.

5. Your immediate next steps

This week:

1. Pull the tenancy agreement, head lease and insurance.
2. Decide if your objections, if any, are really about the property and legal documents, or just preference.
3. Draft a written response now so you are not bumping up against the deadline.

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