Should Landlords Still Have the Right to Say No to Pets?

The rental debate that divides landlords and tenants

Let’s start with a direct question:

If somebody is paying rent and treating a property as their home, should they normally be allowed to keep a pet?

Or should the landlord—the person who owns the property and carries the financial risk—retain the final say?

This question has always divided opinion. However, following the introduction of the Renters’ Rights Act, it has become even more important for landlords, tenants and letting agents across Luton and the rest of England.

From 1 May 2026, tenants and prospective tenants can formally ask to keep a pet. A landlord must properly consider the request and cannot refuse it without a valid reason.

But does that create the right balance?

What does the law now say?

The new rules do not give every tenant an automatic right to keep any animal they choose.

A tenant must ask for permission in writing and provide information about the proposed pet. The landlord will normally have 28 days to consider the request and respond.

If the landlord refuses, they must explain their reasons. According to the Government’s current guidance, potentially reasonable grounds could include:

• The property being too small for the proposed animal.

• Another resident having a serious allergy.

• The animal being illegal to own.

• A superior lease or freeholder prohibiting pets.

• The proposed number or type of animals being unsuitable for the property.

A general dislike of pets, a previous bad experience or an unsupported fear of possible damage may not be enough on its own.

The detailed requirements are explained in the Government’s guidance for landlords dealing with pet requests.

The tenant’s argument

For many tenants, a rented property is not temporary accommodation—it is their home.

People can remain in rented homes for many years, raise children there and become part of the local community. A pet can provide companionship, emotional support and a sense of stability.

This can be particularly important for:

• People living alone.

• Older tenants.

• Families with children.

• People experiencing anxiety or isolation.

• Tenants with disabilities.

• People who have owned a family pet for many years.

From the tenant’s perspective, refusing a responsible household simply because it owns a well-behaved dog or cat can feel unfair.

Most pet owners would also argue that an animal does not automatically damage a property. A responsible tenant with a trained pet may look after a home far better than a tenant without one.

That is a perfectly reasonable point.

The landlord’s argument

The other side of the discussion cannot be ignored.

The landlord owns the property, funds the mortgage, pays for major repairs and remains responsible for many legal and safety obligations.

Pet-related damage can include:

• Scratched doors, walls and flooring.

• Damaged carpets.

• Odours that are difficult to remove.

• Flea infestations.

• Damage to gardens and communal areas.

• Noise complaints from neighbours.

• Additional cleaning and redecoration.

• Problems affecting future tenants with allergies.

A landlord may hold a tenancy deposit, but deposits in England are legally capped. The deposit may already be needed to cover rent arrears, cleaning, missing items or other damage at the end of the tenancy.

What happens if the overall cost is greater than the available deposit?

The landlord may have to pursue the former tenant for the remaining money—something that can be slow, expensive and unsuccessful.

Therefore, some landlords feel they are being required to accept additional risk without receiving meaningful additional protection.

That concern also deserves to be heard.

What about flats and leasehold properties?

This issue becomes even more complicated when the rented home is a flat.

The individual landlord may want to approve the pet, but the building’s lease could restrict or prohibit animals. The landlord cannot simply ignore those restrictions.

A dog in a detached house with a private garden is very different from a large dog in a small upper-floor flat with shared corridors and no outside space.

Block managers and freeholders may also need to consider:

• Noise affecting neighbouring flats.

• Animals in communal hallways and lifts.

• Fouling in shared grounds.

• Damage to communal areas.

• Allergies or fears experienced by other residents.

• The specific wording of the lease.

• Health and safety within the building.

This is why pet requests should be considered individually. A blanket “yes” is not always practical, but neither is an automatic “no”.

Not all pets present the same risk

The word “pet” covers an enormous range of animals.

A goldfish is not the same as a German Shepherd. An elderly, trained house cat is not the same as several young animals. A small caged pet does not create the same considerations as a large dog in an HMO.

A fair assessment should look at:

• The type and number of animals.

• Their size and age.

• Whether they are trained.

• The size and layout of the property.

• Access to suitable outside space.

• The behaviour and rental history of the tenant.

• The terms of any superior lease.

• The possible effect on neighbours.

• Whether the property is an HMO or self-contained home.

This is where good property management becomes important.

The decision should be supported by information and recorded properly—not made through a rushed telephone conversation.

Could a “pet CV” help?

One practical idea is for tenants to provide a simple pet information pack with their request.

It could include:

• A photograph and description of the animal.

• Its age, size and breed where relevant.

• Confirmation that it is house-trained.

• Vaccination and microchip information.

• Veterinary details.

• A reference from a previous landlord or agent.

• Details of who looks after the pet while the tenant is away.

• Information about any training undertaken.

• A written commitment covering damage and nuisance.

This would not guarantee approval, but it could help a responsible tenant demonstrate that the request has been properly considered.

It would also give the landlord evidence on which to base a fair decision.

My view as an estate and managing agent

At MyEstate, we work with landlords, tenants, leaseholders and residents across Luton. We therefore see the concerns from more than one side.

My personal view is that responsible tenants should not automatically be rejected simply because they have a suitable, well-cared-for pet.

However, I also believe landlords should receive proper protection when accepting additional risk.

The answer should be a fair, documented assessment of the individual tenant, pet and property.

A small, trained animal in a suitable house may present very little concern. Several animals in a small flat—or a pet prohibited by the building’s lease—could be a very different matter.

Good tenants deserve reasonable consideration. Responsible landlords also deserve protection against genuine damage, nuisance and financial loss.

The private rented sector works best when rights and responsibilities travel together.

Now I want to hear your view

This is where the conversation matters.

Should landlords retain the final right to refuse pets, or should tenants normally be allowed to keep them unless there is a clear reason not to?

If you are a landlord, have you suffered pet-related damage—or had an excellent tenant with a pet?

If you are a tenant, have you struggled to find a home because you own an animal?

If you live in a block of flats, should the interests of neighbouring residents also influence the decision?

Please share your experience and opinion. There is no need for everyone to agree, but the discussion should be respectful.

At My Estate, we believe the best property decisions come from listening to landlords, tenants and residents—not speaking to only one side.

Need advice about a pet request?

My Estate helps landlords and tenants across Luton manage tenancy requests, property inspections, documentation and compliance under the Renters’ Rights Act.

For practical assistance, contact:

My Estate Luton Limited
Telephone: 01582 380330
Email: luton@my-estate.co.uk
Website: www.my-estate.co.uk

This article provides general information and should not be treated as individual legal advice.