Can landlords refuse pets? Here's what every pet owner needs to know

In recent years, pet ownership among renters in the UK has surged. With more tenants seeking homes that accommodate their furry companions, the question of whether landlords can refuse pets has become a hot topic. Here's what both tenants and landlords need to understand when it comes to renting with pets.

Can landlords legally refuse pets?

As the law stands until 30 April 2026, landlords in England are legally entitled to refuse pets in their rental properties. However, this is set to change. Under the Renters' Rights Act 2025, new rules are due to apply on or after 1 May 2026, giving tenants a statutory right to request a pet. Landlords will be required not to unreasonably refuse or delay consent, and a formal written request and response process will apply. Until those reforms take effect, the type of rental agreement, any specific clauses related to pets, and existing government guidance all play a role in the decision-making process. For tenants, understanding these factors is essential to successfully negotiating a pet-friendly lease.

Here's a breakdown of what influences a landlord's decision:

1. Rental agreement types

Under the current system, which remains in place until 30 April 2026, most rental agreements, such as Assured Shorthold Tenancies, include clauses about pets. Some agreements prohibit pets outright, while others allow pets with written approval from the landlord. From 1 May 2026, the new tenancy regime is scheduled to begin under the Renters' Rights Act 2025, replacing the existing framework. At that point, tenants should refer to the post-reform tenancy structure described in government guidance. Until then, it's crucial for tenants to carefully review their current lease before moving in with a pet.

2. Specific terms about pets

Some agreements might specify the type, size, or number of pets allowed. These restrictions are often put in place to protect the property, ensuring the living environment is suitable for the type of pet a tenant has. For example, a small dog may be permitted in a flat, while a large dog may not.

3. Government guidance and upcoming legislation

The UK government has recognised the demand for pet-friendly rentals and has taken steps beyond advisory guidance. The Model Tenancy Agreement suggests that landlords should consider pet requests fairly rather than imposing a blanket ban. However, looking ahead, the government has confirmed that a legal right to request a pet is scheduled to apply on or after 1 May 2026 in England under the Renters' Rights Act 2025. This will introduce a required written request process, and landlords must not unreasonably refuse or delay their response. This represents a significant shift from the current advisory approach to a statutory framework. Read through our helpful guide to understand more about your rights as a tenant

Tip: Tenants can strengthen their case by providing references from previous landlords or creating a "pet CV" detailing their pet's behaviour and health. This can demonstrate to landlords that their property will be well cared for.

Can private landlords refuse pets?

Navigating pet policies with private landlords can be a more personal process, as these landlords are often more hands-on with their properties compared to larger rental agencies. As the law stands until 30 April 2026, private landlords can legally refuse pets. However, from 1 May 2026, landlords in England will be expected to follow the statutory request-and-consent process introduced by the Renters' Rights Act 2025 and must not unreasonably refuse or delay consent. In the meantime, there are ways to improve your chances of securing a pet-friendly lease.

1. Connect on a personal level

Private landlords often value building relationships with tenants. When discussing your pet, take the opportunity to introduce yourself and your pet in a way that demonstrates your responsibility as both a tenant and a pet owner. Share positive experiences about your pet's behaviour, such as how they interacted with neighbours or kept calm during previous tenancies. Personal stories can help build trust and reduce the landlord's concerns.

2. Showcase your responsible pet ownership

Provide a detailed plan to reassure your landlord that you are a responsible pet owner. Highlight your pet's routine, including regular walks, feeding times, and vet check-ups. Mention if your pet has undergone training or if you've taken steps to ensure they won't cause damage to the property, such as crating them when unsupervised.

3. Address concerns proactively

Ask the landlord if they have any specific worries about renting to a pet owner. Some landlords may be concerned about damage or noise, while others may worry about cleanliness. By identifying and addressing these concerns early, you can offer solutions, such as agreeing to regular property inspections, providing a detailed inventory of the property's condition at check-in, or including clear pet-related terms in the tenancy agreement covering cleaning expectations and any restricted areas. Bear in mind that in England, tenancy deposits are capped at five weeks' rent (or six weeks' where the annual rent is £50,000 or more) under the Tenant Fees Act 2019, so landlords cannot request an additional pet deposit on top of the capped amount.

4. Negotiate fair terms

If a landlord is hesitant, suggest a trial period where they can see how well your pet adjusts to the property. During this time, you can demonstrate your commitment to maintaining the property and handling any issues that arise. You could also propose including specific terms in the lease, such as restricting the pet's access to certain areas of the property or agreeing to professional cleaning at the end of the tenancy.

5. Follow up with gratitude

Regardless of the outcome, always thank the landlord for considering your request. If they agree to your pet, express your appreciation and commit to following the agreed terms. This positive communication can help build a good relationship and ensure a smooth tenancy.

What happens if your landlord finds out you have a pet?

If your landlord discovers that you have an unauthorised pet, several potential actions can follow, depending on the terms of your lease and the law. Here's what both tenants and landlords need to know if a pet is found in the property without prior approval.

1. Lease enforcement

Most rental agreements clearly state whether pets are allowed, and under what conditions. If your lease explicitly prohibits pets, your landlord is within their rights to enforce the terms of the contract. This could mean requesting that the pet be removed to comply with the lease agreement.

2. Issuing a notice

Depending on the circumstances, landlords may issue a breach of contract notice if an unauthorised pet is found. This notice typically provides the tenant with a specific timeframe to remedy the situation, usually by removing the pet. If the tenant fails to comply, further legal action may follow. It's worth noting that from 1 May 2026, section 21 "no-fault" eviction notices are scheduled to be abolished in England under the Renters' Rights Act 2025. From that point, landlords will need to rely on the reformed possession framework described in government guidance, rather than using a simple no-fault eviction route.

3. Contractual breach remedies

If an unauthorised pet is found, landlords may pursue contractual breach remedies. However, it is important to note that under the Tenant Fees Act 2019, landlords and agents in England cannot charge tenancy-related fees unless they are permitted payments under the Act. This means landlords cannot simply impose arbitrary fines or additional charges for keeping a pet. Where a pet has caused damage, landlords may make evidence-based deductions from the tenancy deposit at the end of the tenancy, provided the deductions are justified by actual damage and supported by inventory records.

4. Eviction proceedings

If the tenant refuses to comply with the lease agreement, the landlord may initiate eviction proceedings. Under the current system, which remains in place until 30 April 2026, eviction must follow legal protocols including providing adequate notice and obtaining a court order. From 1 May 2026, section 21 notices are scheduled to be abolished, and landlords will need to use the reformed possession grounds set out under the Renters' Rights Act 2025. This means landlords will no longer be able to rely on no-fault eviction and will instead need to demonstrate valid grounds for possession.

5. Withholding security deposit

If a pet has caused significant damage to the property, the landlord may withhold part or all of the security deposit to cover the repair costs. This is subject to the laws governing security deposits, and the amount must be justifiable based on actual damages supported by evidence such as check-in and check-out inventories.

6. Negotiating a pet agreement

Alternatively, landlords may decide to negotiate an agreement with the tenant that allows the pet to stay under certain conditions. This could include adding clear pet-related clauses to the tenancy agreement, setting out cleaning expectations, or agreeing to a thorough inventory process. Remember that tenancy deposits in England are capped under the Tenant Fees Act 2019, so any agreement should work within the existing deposit cap rather than requesting additional payments.

Renting with pets: a guide for tenants

Finding a pet friendly rental can be tricky, but with the right approach, you can improve your chances of success. Here are some steps you can take:

1. Search specifically for pet-friendly listings

Many rental websites allow you to filter for pet-friendly properties. Use these features to avoid wasting time on unsuitable listings. You can also reach out to estate agents directly for the most up-to-date information on available properties. Don't forget to check local community boards or social media groups, as they often have listings for pet-friendly rentals.

2. Prepare a pet resume

A pet resume is a great way to present your pet in the best light. Include basic details such as your pet's breed, age, size, and temperament. Attach vaccination records, proof of spaying/neutering, and any certificates from obedience training. References from previous landlords or neighbours can further demonstrate your pet's good behaviour.

3. Negotiate pet agreements

When discussing terms with a landlord, be open to negotiating clear pet-related clauses in your tenancy agreement. This might include agreeing to professional cleaning at the end of the tenancy, maintaining a detailed inventory, or setting out expectations around pet behaviour and property upkeep. Keep in mind that tenancy deposits in England are capped at five weeks' rent (or six weeks' where annual rent is £50,000 or more) under the Tenant Fees Act 2019, so landlords cannot charge a separate pet deposit. You could also propose a trial period to reassure the landlord that your pet won't cause problems. Make sure any agreements are added to your lease to avoid confusion later on.

By taking these steps, you'll not only increase your chances of finding a pet-friendly rental but also show landlords that you are a responsible pet owner. For more tips on navigating the rental market with a pet, check out our comprehensive guide for renting with pets.