Can Landlords Refuse Pets in 2026? New Rules Explained

The Renters' Rights Act 2025 introduces a new legal framework for pet ownership in private rented properties, effective from 2026. Tenants now have a statutory right to request permission to keep a pet, and landlords can only refuse on reasonable grounds. This is a significant shift from the previous position where blanket no-pet clauses were standard in most tenancy agreements.

This guide explains how the new pet request rules work, what counts as a reasonable ground for refusal, the 42-day response window, pet damage insurance requirements, and how to handle requests properly as a landlord. Understanding these changes is essential to avoid complaints to the new landlord ombudsman.

What the Renters' Rights Act Says About Pets

Under the Renters' Rights Act 2025, tenants in assured tenancies have a statutory right to make a written request to keep a pet in their rented home. Landlords must respond within 42 days with either consent or a refusal based on reasonable grounds. If the landlord fails to respond within the 42-day window, consent is deemed to have been given.

The Act does not give tenants an automatic right to keep pets. It gives them a right to request permission, and it limits the grounds on which landlords can refuse. This is an important distinction: the process is designed to be fair to both parties.

The 42-Day Response Window

When a tenant submits a written pet request, the landlord has exactly 42 days to respond. The response must be in writing and must either grant consent (with or without conditions) or refuse consent with specific reasons.

• Receive written pet request from tenant
• Assess the request against reasonable grounds for refusal
• Check property insurance policy for pet-related exclusions
• Review any superior lease or freehold restrictions
• Respond in writing within 42 days with decision and reasons
• If consenting, specify any conditions (e.g., pet damage insurance)
• Record the decision and correspondence in Latch for audit trail

Reasonable Grounds for Refusing a Pet Request

The Act specifies that landlords may only refuse a pet request on reasonable grounds. While the legislation does not provide an exhaustive list, the Government guidance and parliamentary debate indicate the following are likely to constitute reasonable grounds:

Pet Damage Insurance

The Renters' Rights Act allows landlords to require tenants to obtain pet damage insurance as a condition of consent. This is an important protection that helps address legitimate concerns about property damage without preventing pet ownership outright.

• Who pays: The tenant is responsible for obtaining and paying for pet damage insurance
• Coverage: The insurance should cover damage to the property caused by the pet, including carpets, flooring, doors, and garden areas
• Evidence: The landlord can require the tenant to provide proof of insurance before the pet moves in and annually thereafter
• Cost: Typical pet damage insurance policies cost £100-£200 per year depending on the pet type and property
• Existing deposits: The pet damage insurance is separate from the tenancy deposit and does not affect the deposit cap

Latch can track pet damage insurance certificates alongside other compliance documents, alerting you when policies are due for renewal.

How to Handle a Pet Request: Step by Step

1. Acknowledge receipt: Confirm in writing that you have received the pet request and note the date. The 42-day clock starts from the date of receipt.
2. Assess the property: Consider the property type, size, any superior lease restrictions, and your insurance policy. Document your assessment.
3. Check with the freeholder (if applicable): If the property is leasehold, check the head lease for pet clauses and request consent from the freeholder or management company if required.
4. Consider the specific pet: The assessment should be about the specific animal requested, not pets in general. A goldfish and a Great Dane present very different considerations.
5. Make your decision: Decide whether to grant consent (with or without conditions) or refuse on reasonable grounds.
6. Respond in writing within 42 days: Clearly state your decision. If refusing, provide specific, detailed reasons that constitute reasonable grounds. If consenting with conditions, specify the conditions clearly.
7. Record everything: Store all correspondence, assessments, and decisions in Latch for a complete audit trail. This protects you if the tenant escalates to the ombudsman.

What Happens If You Refuse Unreasonably

If a tenant believes their pet request has been refused without reasonable grounds, they can escalate the matter through two routes:

• Landlord ombudsman: The tenant can complain to the new mandatory private landlord ombudsman. The ombudsman can order the landlord to reconsider, grant consent, or pay compensation.
• County Court: The tenant can apply to the County Court for a declaration that the refusal was unreasonable. The court can order the landlord to grant consent.

In either case, the landlord will need to demonstrate that their refusal was based on reasonable grounds. This is why thorough documentation using Latch is essential — it provides the evidence trail needed to defend your decision.

Practical Tips for Landlords

• Update your tenancy agreement template to reflect the new statutory pet request process
• Remove any blanket no-pet clauses from existing and future agreements
• Set up a pet request handling process with clear timelines
• Review your building insurance to understand pet-related exclusions
• Check superior lease terms for pet restrictions in leasehold properties
• Research pet damage insurance options to recommend to tenants
• Use Latch to automate 42-day deadline tracking and document storage
• Brief your letting agent (if applicable) on the new process