At McCarthy Holden we are from time to time asked what is a ‘reasonable refusal’ for a Landlord to prohibit a tenant having a pet in their rental property, so here is a brief insight.
Pets In Rented Properties became a subject of focus in the Renters’ Rights Act, which came into force on 1st May 2026.
Firstly, Landlord are still able to say no to a pet request, but there needs to be a valid reason. Under the Renters’ Rights Act, all private tenants now have a legal right to formally request to keep a pet in their rented home. Regardless of what the contract says, this right is implied into every tenancy agreement, which means that even if a current tenancy agreement includes a “no pets” clause, the tenant can still submit a formal written request.
A Landlord can still refuse a pet request, but any refusal must be reasonable, specific to the property and pet in question and communicated in writing within 28 days.
Add Your Heading Text HereWhat is reasonable refusal?
The government hasn’t published a comprehensive list, but the following are considered likely to constitute reasonable grounds for refusal:
A property isn’t suitable for the pet requested, so for example a large dog in a small flat without outdoor space, is a genuinely property-specific reason.
If the Landlord owns a leasehold property and the freeholder has a no-pets clause, the Landlord may have no practical choice but to refuse. The Landlord must have taken reasonable steps to seek the freeholder’s consent before saying no.
If a tenancy is share and a co-tenant had a serious allergy, wellbeing of such tenants would be a legitimate consideration (this is more likely in HMO situations).
What is not reasonable refusal?
The following could be typical of issues that would not be considered reasonable grounds for refusal:
The Landlord doesn’t like animals
The Landlord had bad experiences with pets in previous tenancies
The Landlord is worried about potential damage (without specific evidence)
Of special note is the fact that assistance animals such as guide dogs cannot be refused, which has been the case under the Equality Act 2010.
Landlord and Agent Communication
In property listings and in emails or letters, the wording matters. Landlords can no longer list a property as “no pets” upfront or use exclusionary descriptions / wording.
When refusing a specific request, the wording needs to cover a blanket statement and a reasoned property-specific explanation.
At McCarthy Holden we can advise Landlords on the best approach in line with regulations.
28-day Window For Landlords
If a tenant submits a written pet request, which must include a specific description of the pet, the Landlord has 28 days to respond in writing. If more information is required to make a decision, the Landlord must request it within that same 28-day window. Once the tenant responds the Landlord has seven days to give a decision.
Landlords and their Agent should avoid missing this timeframe in order to avoid legal exposure, even if the Landlords refusal would have been justified.
At McCarthy Holden our sophisticated lettings software and our experienced team will help ensure good record-keeping and communications.
Let Your Yea Be Yea – No Reversal
If a Landlord grants permission to keep a specific pet, that consent is permanent for the duration of the tenancy.
Redress?
If a tenant thinks a refusal is unreasonable, they can apply to court. If a court agrees, it has the power to order the Landlord to allow the pet and to require the Landlord to cover the tenant’s costs.
Reality Check
We find that most reasonable landlords make decisions on a case-by-case basis and generally try to be helpful when in the process of securing a tenant.
Established nearly 40 years, McCarthy Holden is a trusted and dependable letting agency so please get in touch if you are a landlord seeking support and advice. We cover areas such as Wokingham, Crowthorne, Eversley, Finchampstead, Hartley Wintney, Fleet and Odiham.
If you are a Landlord who would benefit from further advice on how to handle a pet request on a single rental property or across your entire portfolio, our experienced lettings team is here to help – telephone 01252 622550
