I’ve spoken on several panels and forums recently about the evolving legal landscape for landlords—and one topic keeps cropping up: pets.
Until now, it’s been unclear whether landlords can reasonably refuse a tenant’s request to keep a pet. I stress the word reasonably. Under current law, there’s no outright ban on ‘no pets’ clauses. Landlords can still set restrictions in tenancy agreements. However, there’s one key exception: assistance animals.
Refusing to allow a trained guide or assistance dog may amount to indirect discrimination under the Equality Act 2010. Protected characteristics under the Act include:
- Disability
- Race
- Religion or belief
- Sex, age, or sexual orientation
For example, if a disabled tenant requests to keep an assistance dog and the landlord refuses without compelling justification, that could be challenged as discriminatory. The law in this area is well established.
But significant change is on the horizon.
What Will the Renters’ Rights Bill Change?
The Renters’ Rights Bill (RRB) introduces a statutory right for tenants to request permission to keep a pet, and landlords must not unreasonably refuse.
Tenants will need to make the request in writing, and landlords must respond within 42 days—or 49 days if consent from a superior landlord is required. Landlords may still refuse, but only for reasonable grounds, and refusals must be clearly explained in writing.
Originally, the Bill allowed landlords to require tenants to take out pet damage insurance, but the Government has since dropped this provision, citing a lack of suitable insurance products. In response, the House of Lords passed an amendment in July 2025 allowing landlords to charge a refundable pet damage deposit of up to three weeks’ rent. The Government opposes this and is expected to challenge it when the Bill returns to the Commons.
Note that anything proposed at the moment could change – you need to keep an eye on the changes as they happen
What Counts as a “Reasonable” Refusal?
There is no fixed list, but guidance debated in the House of Lords includes:
- Risk of property damage or nuisance (e.g. barking, scratching)
- Pet size/type unsuitable for the property
- Health risks or allergies for neighbours or other tenants
- Leasehold restrictions (e.g. head lease bans pets)
- Incompatibility with the property’s layout (e.g. no outdoor space)
Further Amendments to Watch
Peers in the Lords have proposed several important changes to strengthen tenant protections:
- Requiring landlords to give specific reasons in writing when refusing
- Preventing landlords from withdrawing consent once granted (unless the tenant breaches their agreement)
- Ensuring the rules apply to both private and social housing
- Requiring the Government to publish statutory guidance for landlords, tenants, and courts
The Government supports issuing guidance but is wary of hardcoding definitions of “reasonable refusal” into legislation. Ministers have promised a Pet Guidance Code to support implementation.
What Should Landlords Do Now?
These rules will apply only to new tenancies under the new regime—expected to begin in late 2025 or early 2026.
In the meantime, landlords should:
- Review pet clauses in current tenancy templates
- Prepare to justify refusals based on clear, documented reasoning
- Monitor developments as the Bill returns to the Commons
While landlords can still say no to pets, they’ll soon need to prove they’re saying no for the right reasons.
