More than half of UK adults own a pet, and pets are part of the family. So, it’s no surprise that finding a home where they’re welcome is a big priority for many renters. For landlords, allowing pets can open their property up to more potential tenants. At Northern Group, we know how important this can be, but with the Renters’ Rights Act bringing in new rules around pets in rented homes earlier this year, what do landlords need to know?
What are the new rules for pets in rented properties?
Since 01 May 2026, tenants in England have had a legal right to request permission to keep a pet in their rented home. The rules apply to relevant private rented assured tenancies in England, including existing tenancies.
Under the new rules, tenants can submit a written request to keep a pet in their rented home. The request must include details about the animal, such as a description of its type, size and space requirements (for example, if it will be in an enclosure).
When a tenant asks to keep a pet, landlords need to look at their request individually and consider the circumstances before making a decision. Permission can be refused where there are reasonable grounds, but a blanket no-pets policy cannot be relied on to dismiss every request.
Can Landlords refuse pets under the Renters’ Rights Act?
While landlords can refuse a pet request on reasonable grounds, that doesn’t mean any concern is enough to say no. The latest government guidance gives some examples of reasons that would usually be considered reasonable, including:
01. The property is unsuitable for the pet
The size, layout or features of a property may make it unsuitable for a particular animal. For example, a small flat with no suitable outdoor space may not be appropriate for a large dog with significant exercise needs. Landlords should consider the needs of the specific pet and the property itself, rather than assume certain animals are unsuitable for all flats or smaller homes.
02. Another tenant has an allergy
If another person living in the property has an allergy that could be affected by the animal, this may be a relevant reason to refuse the request. The landlord should consider the circumstances, including the potential impact on the other tenant, rather than relying on a general concern about allergies.
03. The pet cannot legally be kept
Landlords can take the law into account when considering a pet request. For example, if the animal is a prohibited type or breed under applicable legislation, or the tenant would not be legally permitted to keep it, this may provide grounds for refusal. Landlords should check the current relevant rules about an animal's legality if they are unsure.
04.The property has leasehold restrictions.
If the property is leasehold, the terms of the superior lease may restrict pets or require permission from the freeholder or managing agent. Landlords should check the relevant terms and establish whether consent is needed before responding to the tenant. Where permission is required, they may need to seek it before making a final decision.
When is it unreasonable for a landlord to refuse a pet?
It would usually be unreasonable to refuse a pet request simply because a landlord dislikes pets, has had problems with previous tenants who owned pets, is concerned about potential damage without a specific reason, or believes having a pet could make the property harder to rent in future.
However, this does not mean landlords have to overlook property damage or nuisance. Tenants remain responsible for meeting their tenancy obligations, and any genuine issues should be addressed appropriately.
What can a tenant do if a landlord unreasonably refuses a pet?
Under the Renters’ Rights Act, tenants can challenge a landlord’s refusal if they believe permission to keep a pet has been unreasonably withheld.
A tenant may apply to the court to challenge the decision. The court can assess whether the refusal was reasonable and, where appropriate, order the landlord to consent to the request.
This is why landlords should consider each pet request on its individual merits, provide clear reasons for refusing permission and keep a record of their decision.
For landlords who are unsure whether a refusal is justified, seeking appropriate advice can help them understand their obligations and avoid unnecessary disputes.
How long does a landlord have to respond to a pet request?
Landlords generally have 28 days from receiving a written pet request to respond in writing. If they refuse permission, they should explain their reasons.
There are circumstances where the response deadline can be extended. For example, a landlord may reasonably request further information about the pet within the initial 28 days. If the tenant provides that information, the landlord has until the later of the original deadline or seven days after receiving the additional information to make a decision.
Where freeholder consent is required, the landlord may also have additional time, provided they request consent within the initial 28-day period. In this case, they can respond up to seven days after receiving the freeholder’s decision. The landlord and tenant may also agree to extend the response deadline.
To manage requests effectively, landlords should:
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Review the written request and details of the pet.
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Check the property's suitability and any relevant tenancy or leasehold restrictions.
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Request any further information needed within the initial response period.
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Communicate their decision in writing within the applicable timeframe.
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Explain the reasons for any refusal and keep a record of the request and response.
How can landlords protect their property when allowing pets?
Allowing pets doesn’t mean landlords have to compromise on the care and upkeep of their property. Clear communication and effective property management can help protect an investment while supporting responsible pet ownership.
Landlords can protect their property while welcoming pets by setting clear expectations around property care, keeping accurate maintenance records and addressing any damage or nuisance promptly. Eligible repair costs may be recoverable from the tenancy deposit, while insurance may offer additional protection depending on the policy. The same loss cannot be recovered twice.
How can a letting agent help landlords manage pet requests?
A letting agent or property management company can help landlords understand the new rules on pets under the Renters’ Rights Act and manage pet requests in line with their legal responsibilities.
This includes advising landlords on when a request can reasonably be refused, checking property suitability and reviewing any relevant leasehold restrictions. Letting agents can also help landlords meet the 28-day response deadline, facilitate communication with tenants, and ensure decisions are explained in writing. Keeping clear records of requests, decisions and reasons for refusal can also help landlords demonstrate that they have followed the correct process.
At Northern Group, we understand that every property and tenancy is different. Our lettings and property management services in Manchester help landlords navigate the new rules on renting with pets, understand their responsibilities and manage their properties with confidence.
Looking for a letting agent or property management support in Manchester?
Whether you need help managing an existing rental property or are looking for support with your investment, Northern Group can help. Get in touch with our friendly team of property experts to find out more about our landlord services.
Looking for a pet-friendly rental property in Manchester?
View our current available properties and find your next home with Northern Group.
Want to know more about the new rules on renting with pets?
Read the latest government guidance on keeping pets in rented homes.