Landlord Pet Request Response Guide

Quick answer

When a tenant asks in writing to keep a pet, a landlord should record the request date, check the pet description, ask for necessary further information if needed, review the property and lease position, and respond in writing within the deadline.

A refusal must be fair and evidence-based. GOV.UK gives examples where refusal may be reasonable, such as serious allergy, property too small for a large pet or several pets, illegal pet, or a freeholder restriction. GOV.UK also gives examples that are usually not enough, such as simply disliking pets, general worries about future damage, previous tenants’ pet damage, future letting concerns, or where the tenant needs an assistance animal.

Who this guide is for

This guide is for private landlords and letting agents in England who receive a tenant’s written request to keep a pet. It is also useful for tenants and advisers who want to understand what a fair landlord response should look like.

The guide is written for private assured tenancies under the reformed private rented system. It does not assume that every pet must be approved, but it does assume that every request needs proper consideration.

1. When this guide is likely to apply

• a tenant asks in writing to keep a pet;
• the tenancy is a private assured periodic tenancy in England;
• the tenant already has a pet and asks for permission;
• the tenant wants to get a new pet;
• the tenant wants another pet after one was already approved;
• the property is a flat, shared house, HMO, leasehold property or house with limited space;
• the landlord is considering conditions, insurance, inspection or refusal;
• the tenant says refusal is unreasonable;
• the request may involve disability or an assistance animal.

2. What this guide does not cover

Some arrangements need separate advice. A pet request can overlap with leasehold law, disability discrimination, animal welfare, nuisance, antisocial behaviour, HMO licensing, deposit disputes, insurance or possession issues.

Pet request process

1. Check the request is in writing

The tenant should ask in writing. A written request can be an email, letter, form or other written message. If the tenant only asks verbally, invite them to put the request in writing and explain what information you need.

Record the date you received the written request because the response deadline runs from the request date unless you need further information or another permitted timing issue applies.

2. Check the pet description

GOV.UK says the tenant should include a description of the pet. That may include the type of animal, size, and how much room it will need, especially if it will be kept in an enclosure.

For a fair decision, you may need more than the animal type. Ask only for information that helps assess the specific request.

3. Respond within the deadline

Once the tenant asks for a pet in writing, the landlord usually has 28 days to respond in writing. If you need more information, ask for it within that period. If the tenant does not respond to a necessary information request, you do not have to consider the request further.

When the tenant provides the additional information, the final decision deadline is the remainder of the original 28 days or an extra 7 days, whichever is later. Set diary reminders immediately.

4. Check whether superior consent is needed

If you are a leaseholder, you may need to check the head lease and ask the freeholder or superior landlord for permission. Do this quickly and keep evidence. A vague belief that “the lease probably bans pets” is weaker than the actual clause and the freeholder’s written response.

If the freeholder refuses, keep the clause, your request, their reply and the date. Explain the position to the tenant in writing.

5. Consider the request on its own facts

Do not start from “no pets”. Consider the pet, property, tenant, household, lease and any conditions that could reduce risk. A large dog in a small studio may raise different issues from an indoor cat in a suitable house, or a contained small animal in a secure enclosure.

6. Choose the response type

Your response should usually be one of four options: approval, approval with reasonable conditions, request for more information, or refusal with reasons.

7. Keep the tone professional

A pet response can become evidence in a complaint or court challenge. Avoid emotional wording, personal dislike, stereotypes, threats or comments about previous tenants. Use calm, factual reasons.

Fair refusal reasons

1. Property too small or unsuitable

It may be reasonable to refuse if the property is genuinely too small for the specific pet or several pets. This depends on the animal’s size, number, exercise needs, enclosure, welfare needs, layout, outdoor access and shared areas.

Explain the specific issue. “The property is too small for pets” is weaker than “the proposed large dog would be kept in a small studio flat with no private outdoor space and limited floor area”.

2. Allergy or health impact on another occupier

It may be reasonable to refuse where another tenant or occupier has a serious allergy or health concern. This is most relevant in shared housing, HMOs, flats with close communal areas or situations where the animal would affect someone else’s home environment.

Keep the evidence proportionate. Do not demand excessive medical information, but do record the nature of the concern and how the property layout creates risk.

3. Illegal or controlled pets

It may be reasonable to refuse a pet that is illegal to own, banned, dangerous, subject to special licensing or otherwise unsuitable under animal welfare, public safety or local rules. Get advice if the animal type is unusual or regulated.

4. Freeholder or superior lease restriction

It may be reasonable to refuse if the landlord is a leaseholder and the freeholder or superior lease does not allow pets. The landlord should check the actual lease, ask for consent where appropriate, and keep the freeholder response.

A refusal is stronger where it is based on a real clause and a documented freeholder position, not a general assumption.

5. Shared housing and HMO management

In shared housing, assess allergy, hygiene, noise, escape risk, communal-space management, licensing conditions and welfare. Consider whether the pet can be kept only in the tenant’s room, whether that is suitable for the pet, and whether other occupiers are affected.

Do not refuse simply because the property is shared. Explain the specific risk and why conditions would not manage it.

6. Assistance animals and disability

Be especially careful where the tenant needs an assistance animal, such as a guide dog. GOV.UK says it would usually be unreasonable to refuse where the landlord knows the tenant needs an assistance animal.

This may also raise Equality Act issues and reasonable adjustment questions. Get advice before refusing or imposing conditions that would undermine the tenant’s assistance needs.

7. Reasons that are usually not enough

Approval conditions

1. Use conditions to manage real risks

Where the request can be approved with reasonable conditions, set those conditions clearly in writing. Conditions should be practical, proportionate and linked to actual risk.

Do not use conditions to make approval meaningless. A condition that the pet can never be in the property, or that the tenant must pay an unlawful fee, may create problems.

2. Conditions that may be sensible

3. Avoid unlawful fees or deposit top-ups

Do not charge an administration fee for considering a pet request. Do not demand a tenancy deposit above the legal cap. If the tenant has already paid the maximum lawful deposit, an extra “pet deposit” may be a prohibited payment.

If you are considering insurance or pet damage cover, check whether it is lawful, proportionate and properly documented. Get advice if unsure.

4. Do not change your mind after approval

GOV.UK guidance says that once a landlord agrees to the tenant having a pet, the landlord cannot change their mind or change the tenancy agreement. If the tenant wants another pet, the tenant needs to ask again.

This makes the initial decision important. Ask necessary questions before approving rather than trying to withdraw consent later.

5. Record exactly what was approved

Approval should identify the pet. Record species, number, size, name if provided, and any relevant conditions. This avoids confusion where the tenant later gets another animal, a larger animal or several pets.

6. Pet policy and tenancy terms

A pet policy can help if it is fair, clear and consistent with current law. It should explain how requests are made, how they are assessed, what information may be requested, how damage is handled, and how nuisance or welfare concerns will be managed.

Do not use a pet policy as a blanket ban. Use it as a case-by-case assessment framework.

Damage, deposits and insurance

1. Tenant responsibility for pet damage

If a pet causes damage, the tenant should discuss repair with the landlord. The landlord may be able to deduct proven repair costs from the tenancy deposit at the end of the tenancy, subject to deposit scheme rules and evidence.

Damage claims should be based on evidence, not assumptions. Keep check-in photos, check-out photos, invoices, quotes and fair wear and tear assessment.

2. Do not claim twice

GOV.UK guidance warns that a landlord cannot claim for the same damage twice. For example, do not claim on insurance and then also deduct the same amount from the deposit. That can create serious problems.

3. Deposit cap still matters

The tenancy deposit cap still applies. Pet permission should not be used to take an unlawful extra deposit. Keep the deposit amount, rent calculation, scheme record and prescribed information correct.

Related guide: Deposit Protection Checks in England.

4. Pet rent and rent increases

Be careful before adding “pet rent” or increasing rent because a pet is approved. Rent changes should follow the correct rent increase route and should not be used to avoid deposit cap or fee rules.

Related guide: How Rent Increases Work After the Renters’ Rights Act.

5. Inventories and inspections

A strong check-in inventory protects both sides. Record flooring, doors, skirting boards, garden condition, odours, stains, furniture, curtains, carpets and existing scratches before the pet is approved where possible.

Inspections should be reasonable, with proper notice. Use inspections to identify early repair or nuisance issues, not to harass the tenant.

6. Insurance checks

Check your landlord insurance and any lease or freeholder insurance restrictions. If relying on insurance as part of your decision, keep the policy wording and renewal date.

If asking the tenant to maintain pet damage cover, keep the request proportionate and ensure it is not being used as an unlawful fee or barrier. Get advice where the insurance condition is unclear.

7. Pet welfare and serious concerns

If you are concerned about animal welfare, speak to the tenant first where safe and appropriate. GOV.UK signposts landlords to the RSPCA, local council and police where there are welfare concerns.

Do not use pet welfare as a vague refusal reason. Record the actual concern and evidence.

Complaints and evidence

1. If the tenant says refusal is unreasonable

The tenant can complain to the landlord or agent if the landlord does not respond within the required time or if the tenant thinks the refusal is unreasonable. GOV.UK says the tenant can also apply to court to start proceedings against the landlord.

Respond professionally. Provide the evidence behind the decision and explain whether you would consider a different pet, different conditions or further information.

2. Evidence to keep

3. Red flags to avoid

4. If the tenant keeps a pet without permission

If the tenant keeps or gets a pet without permission, they may be breaking the terms of the tenancy agreement. Still, deal with the issue proportionately. Ask for a written request, assess the pet, record any nuisance or damage, and get advice before escalating to formal notice or possession action.

5. Nuisance, antisocial behaviour and pet-related complaints

If there are noise, fouling, aggression, damage, odour or neighbour complaints, speak to the tenant first and ask for a plan to resolve it. Keep incident logs, photos, witness details, messages and action taken.

If the issue becomes serious antisocial behaviour, use the correct legal route and evidence. Do not skip straight to threats or lockout.

6. Link to wider compliance

Pet decisions connect with deposit protection, inspections, access, privacy, repairs, nuisance, insurance, HMO management, discrimination and possession. Keep pet records inside the property compliance file.

Related guide: Landlord Compliance Checklist for England.

Message templates

1. Acknowledge a pet request

2. Ask for further information

3. Approve a pet request with conditions

4. Refuse a pet request with reasons

5. Ask freeholder for consent

6. Respond to a pet-related complaint

7. Practical examples

Sources used

This guide was prepared from official government guidance first, then checked against legislation, Shelter Legal, parliamentary research, landlord guidance, deposit guidance and insurance-related compliance sources. Because private renting law has recently changed, current GOV.UK, legislation.gov.uk, Shelter Legal, House of Commons Library and updated professional guidance are more reliable than older tenancy manuals or out-of-date books.