For many tenants, a pet is part of the family. Historically, renters across England have often faced blanket bans on pets, leaving responsible pet owners with limited housing options.
The Renters’ Rights Act seeks to rebalance that position by making it easier for tenants to request permission to keep pets, while preserving a landlord’s ability to refuse where there are legitimate reasons for doing so.
As the government has said:
“Pets can bring a huge amount of joy to their owners. We are committed to supporting responsible pet ownership in the private rented sector.”
The reforms are intended to encourage fairer treatment of pet-owning tenants while ensuring landlords can still make reasoned decisions based on the circumstances of the property.
The Right to Request a Pet
Tenants will be able to formally request consent to keep a pet at a rented property.
That request must:
- Be made in writing
- Include a description of the pet
This should include enough detail for the landlord to properly assess the request, such as the species, breed (where relevant), size, age, and any other information that may be relevant to suitability.
Importantly, the legislation does not prevent landlords from deciding at the outset not to grant a tenancy to an applicant with pets. The statutory framework applies where an existing tenant makes a formal request during the tenancy.
Landlords Cannot Unreasonably Refuse
The central legal principle is straightforward: landlords must not unreasonably refuse consent.
This means landlords cannot simply rely on blanket “no pets” policies or refuse because of personal preference.
Examples of refusals likely to be considered unreasonable include:
- Refusing solely because the landlord generally dislikes animals
- Applying an automatic blanket ban without considering the request
- Refusing without giving genuine consideration to the type of pet and property
- Ignoring evidence of responsible pet ownership
Each request must be considered on its own facts.
When Refusal May Be Reasonable
There are, however, circumstances where refusal is likely to be justified.
Property Unsuitability
A landlord may reasonably refuse where the property is plainly unsuitable for the specific pet, for example:
- A large dog in a very small upper-floor flat
- A property with no practical space for exercise or access
Health and Safety Concerns
If allowing the pet would create genuine health or safety issues.
Animal Welfare Concerns
Where the accommodation is not suitable for the welfare needs of the animal.
Superior Landlord or Lease Restrictions
Where the landlord requires consent from a superior landlord or is subject to lease restrictions prohibiting pets.
A refusal from a superior landlord will generally provide sufficient grounds for the immediate landlord to reasonably refuse the tenant’s request.
If challenged, however, the immediate landlord may need to show they took reasonable steps to obtain consent.
Where the superior lease states that consent is not to be unreasonably withheld, the landlord may in some cases have a contractual right to challenge the superior landlord’s refusal. Whether that challenge must be pursued will depend on the circumstances and what constitutes “reasonable steps.”
Assistance Animals: Different Considerations Apply
Requests involving assistance animals require particularly careful consideration.
Refusing an assistance animal may engage obligations under the Equality Act 2010 and could amount to disability discrimination if the refusal places a disabled tenant at a substantial disadvantage.
Landlords should therefore treat these requests separately from ordinary pet requests and obtain legal advice where necessary.
Statutory Response Timeframes
The legislation introduces strict deadlines.
Initial Deadline: 28 Days
Once a valid written request is received, the landlord must respond within 28 days.
The landlord must either:
- Grant consent, or
- Refuse consent and explain why
Requests for Further Information
A landlord can request further information reasonably necessary to assess the request within the 28 day period.
For example:
- Breed or size details
- Behavioural history
- Evidence of training
- Vaccination information
When further information is requested:
- The 28-day clock pauses
- It remains paused until the tenant supplies the information
Once the tenant responds, the deadline becomes the later of:
- The remainder of the original 28-day period, or
- 7 days
This ensures landlords have sufficient time to assess newly provided information.
Where Superior Landlord Consent Is Required
Where consent from a superior landlord is needed, the immediate landlord must take reasonable steps to obtain it. The response clock pauses while that consent is being sought. Once the superior landlord provides their decision, the immediate landlord must notify the tenant within 7 days.
In effect, where superior landlord consent is requested, the clock remains paused until the seventh day after that information is received, allowing time for communication of the outcome.
A landlord cannot simply do nothing and rely on delay. They must actively pursue the request.
Delays by Agreement
The landlord and tenant may agree to extend the statutory deadlines. This should always be documented in writing.
Agreed extensions may be sensible where:
- Further evidence is needed
- Superior landlord responses are delayed
- Additional assessment is required
What Happens if a Landlord Unreasonably Refuses?
Tenants who believe consent has been unreasonably refused will have routes to challenge the decision. These include:
- The Courts
A tenant may apply for specific performance, asking the court to compel the landlord to grant consent.
- The Private Rented Sector Ombudsman
The new ombudsman will provide an alternative route for resolving disputes without court proceedings. The ombudsman may review whether the landlord acted reasonably and complied with the statutory process.
Practical Guidance for Landlords
The new regime does not create an unrestricted right to keep pets. What it does require is a structured, reasoned decision-making process.
Landlords should ensure they:
- Require requests to be made in writing
- Consider each request individually
- Respond within the statutory deadlines
- Keep written records of all decisions
- Actively seek superior landlord consent where needed
- Give enhanced consideration to assistance animal requests
The safest approach is evidence-based decision-making rather than blanket policies.
For tenants, the reforms offer significantly stronger protection against arbitrary refusals and a clearer route to challenge decisions that fall short of the legal standard.