Pet Requests Under the Renters’ Rights Act: What Landlords Can (and Can’t) Refuse
Posted on June 12th, 2026.
The Renters’ Rights Act has changed the way landlords handle pets. The big shift is this: you’re no longer able to rely on a default “no pets” position. Instead, you’re expected to consider each request on its own facts and respond within set timeframes.
That doesn’t mean landlords have lost control. It means you need a consistent decision-making process and a paper trail that shows you acted reasonably.
Below is the practical guide to getting it right.
What the new rules mean
If a tenant wants to keep a pet, they must make a request in writing, including a description of the animal.
From there:
- You have 28 days to reply in writing.
- You can ask for more detail (for example: type, breed, size, age, training, insurance).
- Once the tenant provides that extra information, you have 7 days to make your final decision and confirm it in writing.
You can still refuse — but you must be able to show that your refusal was reasonable, based on the facts of that request, in that property, at that time.
If you miss the deadlines or a tenant believes the refusal is unreasonable, the dispute can escalate and you may be required to justify your decision.
The word causing confusion: “reasonable”
“Reasonable” is not a tick-box word. It’s judged against circumstances.
That’s why the safest approach is to:
- gather the right information
- assess it consistently
- record your reasoning
- respond on time
It’s not complicated — it just needs to be structured.
A landlord’s decision checklist: what you should assess
A sensible decision usually comes down to four areas:
1) The property’s suitability
Think in practical terms:
- Is there enough space for the type of pet?
- Is the layout safe and manageable?
- Are there shared/common parts where issues may arise?
- Are there restrictions on access (e.g. stairs, balconies, tight corridors)?
2) The tenant’s ability to manage the pet responsibly
You’re not judging the tenant — you’re assessing risk and practicality. Useful questions include:
- Has the pet been owned before or is it newly acquired?
- Is it house-trained?
- How long is it likely to be left alone each day?
- Do they have a plan for exercise and supervision?
3) Safety and legality
This includes:
- Whether the animal is legal to own
- Whether it presents a genuine risk (based on evidence, not assumption)
4) Superior landlord / lease restrictions
If you are a leaseholder and your headlease/freeholder forbids pets, that is typically a solid and straightforward reason to refuse — because your hands are tied.
Dogs in smaller homes: what “suitable” can look like
One of the biggest myths is that a dog automatically requires a large house or a garden. In reality, suitability tends to come down to welfare and manageability, including:
- Enough indoor space for essentials (bed/resting place, water/food bowls, safe movement)
- The ability to separate the dog if needed (doors, baby gates, another area)
- A hygienic and safe environment
- Whether the tenant can meet exercise and stimulation needs through walks and nearby green space
- The number of animals, considered on a case-by-case basis
A garden can help, but it isn’t the only measure of responsible pet ownership. What matters is whether the pet can live safely and sensibly in the home — and whether the tenant can manage it.
Examples of refusals that are usually easier to justify
Refusals are generally easier to defend when they’re rooted in clear facts, such as:
- Another occupier has a serious allergy in a shared building
- The property genuinely cannot accommodate the pet safely (e.g. multiple large pets in a very small flat)
- The pet is illegal to own
- Your superior landlord/freeholder does not permit pets
Examples of refusals that tend to be weaker
A refusal becomes harder to justify when it’s based on general dislike or vague fears, such as:
- “I don’t like pets.”
- “A previous tenant’s pet caused damage.”
- “Pets might cause damage.”
- “Future tenants might not like it.”
Landlords can take property protection seriously — but it needs to be handled through process and safeguards, not blanket assumptions.
How to protect your property while saying “yes”
Approving a pet doesn’t mean giving up control. It means setting conditions properly.
A strong pet permission approach usually includes:
- written confirmation of what pet(s) are approved
- expectations for cleanliness, noise, and neighbour consideration
- requirements around professional cleaning at end of tenancy (where appropriate)
- clear reporting obligations for damage
- practical rules (e.g., not leaving the animal unattended for long periods if it causes nuisance)
This is not about being heavy-handed — it’s about clarity and preventing disputes later.
The landlord process that keeps you compliant
If you want a clean, defensible approach, use this structure:
- Acknowledge the request in writing (with the date).
- Request the extra details you need (don’t guess).
- Check your lease/freeholder position early (if relevant).
- Assess the request against a consistent checklist.
- Respond within the deadlines and explain your decision clearly.
- Keep records: request, replies, notes, decision rationale.
Done properly, this protects you if the tenant challenges the decision and shows you acted fairly.
If you want pet requests handled properly — without guesswork, missed deadlines, or unnecessary disputes — we can help you put a simple process in place that protects your property and keeps you compliant.
Call Ashmore Residential on 020 8366 9777 or email info@ashmoreresidential.com and we’ll help you:
- review your tenancy wording
- implement a pet request process
- create a clear pet policy
- keep your paperwork and timelines watertight
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