Tenants' Rights to Request Pets Under the Renters' Rights Bill: What Landlords Need to Know

As part of the UK Government’s planned overhaul of the private rental sector, the Renters' Rights Bill introduces several important changes aimed at improving transparency and fairness for tenants. One of the most widely discussed proposals is the new right for tenants to request permission to keep a pet in their rental home.

At Goldsmith Property, we know many landlords are pet lovers themselves—but we also understand the concerns around damage, nuisance, and suitability. This blog breaks down what’s changing, how the process will work, and when landlords can still reasonably refuse a request.

What’s Changing?

Under the Renters' Rights Bill, tenants will gain a legal right to request permission to keep a pet in their home.

Landlords will no longer be able to include blanket “no pets” clauses in tenancy agreements. Instead, each request must be considered individually, and landlords must respond within a specified time. Unreasonable refusals or failing to respond could leave landlords open to challenge.

That said, landlords will still have rights. The change does not mean every pet must be accepted—only that each request is assessed fairly and on a case-by-case basis.

The Process: Timeline for Pet Requests

Here’s how the process is expected to work once the Bill becomes law:

1. Written Request from the Tenant
   A tenant submits a written request to keep a pet at the property, detailing what kind of pet they intend to bring into the home.

2. Landlord’s Response – 28 Days
   The landlord has 28 calendar days to respond in writing. That response must either grant permission or give a clear and reasonable explanation for refusal.

3. Optional Extension – Additional 14 Days
   If more time is needed (to consult a freeholder, review a lease, or get professional advice), the landlord may apply a 14-day extension—but:

   • The extension must be communicated in writing within the original 28-day period.

   • The total allowed response time is then 42 days.

4. No Response = Non-Compliance
   Failing to respond within the timeframe may be considered a breach of the landlord’s obligations, potentially opening the door for tenant complaints or enforcement.

Does This Apply to New Tenancy Applications?

No. The new right only applies once a tenancy is already in place.

Landlords still have full discretion to decide whether to offer a property to a prospective tenant with pets. If you’re marketing a property and an applicant owns a pet, you’re within your rights to decline their application.

🐕 Exception – Assistance Animals

The only legal exception to this is where a tenant or applicant has a recognised assistance animal, such as a guide dog. Refusing someone based on the presence of an assistance animal would likely breach the Equality Act 2010 and may constitute unlawful discrimination.

🐾 What About Emotional Support Animals?

In the UK, emotional support animals are not protected under the Equality Act. This means:

• Tenants cannot legally require a landlord to accept a pet simply by claiming it offers emotional support.

• If a tenant makes a pet request on emotional support grounds, they would need to provide a letter from a qualified medical professional, and landlords can still consider the request under normal criteria.

When Can a Landlord Refuse a Pet Request?

While the law will require landlords to consider requests fairly, you can still say no if there are valid, reasonable grounds. These may include:

• Unsuitable Property
  The type or size of pet is not appropriate for the property—for example, a large dog in a top-floor flat.

• No Outdoor Access
  Dogs and certain pets require outdoor space. If the property lacks a garden or has limited, inconvenient access to green space, this is a valid reason to refuse.

• Nuisance or Noise Risk
  Concerns over persistent barking, hygiene issues, or potential complaints from neighbours or other tenants.

• Leasehold Restrictions
  Many flats and leasehold properties prohibit pets. If your lease agreement or the freeholder bans animals, this must be respected.

• Health or Safety Concerns
  This could include banned or dangerous breeds, or the presence of tenants in shared accommodation who have serious allergies or phobias.

• Insurance or Mortgage Restrictions
  If pets are specifically prohibited by your landlord insurance or mortgage terms, this can justify refusal—although landlords may be asked to provide evidence.

• Poor Past Experience
  If a tenant has a history of neglecting pets or causing damage during a previous tenancy, this may be taken into account.

Protection Against Pet Damage

To offer landlords peace of mind, the Bill allows you to require tenants to:

• Take out pet damage insurance, or

• Agree to cover the cost of any damage caused by the pet during the tenancy.

This ensures landlords have financial protection without relying solely on deposits.

Preparing for the Change

The Renters' Rights Bill is still making its way through Parliament, but it’s wise to begin preparing now:

• Review your tenancy agreements and current approach to pets.

• Check whether your properties or leaseholds have any formal pet restrictions.

• Consider what types of pets would be suitable for each property you let.

• Put a consistent, written process in place for handling requests.

At Goldsmith Property, we specialise in helping landlords navigate the evolving legal landscape. From compliance with legislation to practical advice on managing risk, we’re here to ensure your investment is protected—while keeping things fair for everyone involved.

Goldsmith Property – Property expertise you can trust, service you’ll value.