Pets in Rented Properties: What "Reasonable Refusal" Really Means

If you're a landlord and you've been wondering what the new pet rules actually mean for you in practice, you're not alone. Since the Renters' Rights Act (RRA) came into force on 1st May 2026, this has become one of the most common questions we hear from landlords across our network.

The good news is that the rules aren't as daunting as many headlines have made them seem. You are still able to say no to a pet request; there just needs to be a valid reason. Here's everything you need to know..

What's actually changed?

Before May 2026, landlords could operate a blanket "no pets" policy without needing to justify it and could advertise their properties that way from the outset. That's no longer the case.

Under the RRA, all private tenants now have a legal right to formally request to keep a pet in their rented home. This right is implied into every tenancy agreement, regardless of what the contract says, meaning that even if a current tenancy agreement includes a "no pets" clause, your tenant can still submit a formal written request, post 1st May 2026.

Importantly, landlords 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.

What counts as a reasonable refusal?

This is where most landlords are understandably looking for clarity. While the government hasn't published an exhaustive list, the following are considered likely to constitute reasonable grounds for refusal:

• The property isn't suitable for the pet requested. A large dog in a small flat without outdoor space, for example, is a genuinely property-specific reason, and one that holds up.
• Your lease prohibits it. If you're a leasehold landlord and your superior lease or freeholder has a no-pets clause, you may have no practical choice but to refuse. You must, however, take reasonable steps to seek the freeholder's consent before declining.
• A co-tenant has a serious allergy. In shared properties, the health and wellbeing of existing tenants is a legitimate consideration.
• There is credible evidence of risk to the property, neighbours, or other occupants. This needs to be specific and evidenced, not speculative.

If you have a specific example or are still unsure what would count as 'reasonable refusal' our team of experts are on hand to help.  

What doesn't hold up as a refusal

This is equally important. The following are not considered reasonable grounds for refusal:

• You've had bad experiences with pets in previous tenancies
• You're worried about potential future damage (without specific evidence)
• You simply don't like animals
• A blanket policy that applies to all pets in all circumstances

It is also worth noting that assistance animals such as guide dogs cannot be refused. This has always been the case under the Equality Act 2010, and it remains so.

The wording matters in listings and in letters

One of the most practical changes for landlords is around advertising. You can no longer list a property as "no pets" upfront or use exclusionary wording in listings that signals pets will not be considered under any circumstances.

When refusing a specific request, the wording of your written response matters too. Compare these two responses:

❌ "No pets are ever allowed at this property."

✅ "The lease for this flat prohibits all animals. Breaching this condition could put the tenancy at risk. We have contacted the freeholder to request consent and have been refused."

The first is a blanket statement. The second is a reasoned, property-specific explanation.

Your managing agent will be able to advise you on the best way to approach a response which will meet the regulations.

The 28-day window and why it matters

Once a tenant submits a written pet request (which must include a description of the animal), you have 28 days to respond in writing. If you need more information to make your decision, for example the breed, size, or age of the pet, you must request it within that same 28-day window. Once the tenant responds, you then have seven days to give your decision.

Missing this window creates unnecessary legal exposure, even when your refusal would have been entirely justified. Good record-keeping and prompt communication are now just as important as the decision itself, which is something our teams have already been undertaking.

Once you say yes, you can't take it back

This is one aspect of the legislation that catches landlords by surprise. If you grant permission to keep a specific pet, that consent is permanent for the duration of the tenancy. You cannot withdraw it at a later date. The pet in question will not be treated as a tenancy breach, regardless of any change in circumstance.

This makes it especially important to assess each request thoroughly before responding, and to avoid giving any informal or provisional approval while you think it over.

What about challenges and disputes?

If a tenant believes you've refused unreasonably, they can apply to court. Where a court agrees, it has the power to order you to allow the pet and to require you to cover the tenant's costs. From later in 2026, once the Private Rented Sector Ombudsman becomes operational, tenants will also be able to raise complaints through that route, with the ombudsman able to compel landlords to pay compensation in some circumstances.

The practical message here isn't one of alarm, it's one of process. A well-reasoned, property-specific, documented refusal is solid ground. An unconsidered or blanket one is not.  

Our advice to landlords

The shift is less about losing control of your property and more about being asked to be consistent and transparent in how you exercise it. Most reasonable landlords already make decisions on a case-by-case basis and the Act simply formalises that approach.

If you're unsure how to handle a pet request, or you want a clear process in place for managing these situations across your portfolio, our lettings team is here to help. We've been guiding landlords through the Renters' Rights Act changes since the legislation was confirmed, and we're well placed to help you navigate this with confidence.

Get in touch with your local Julian Wadden team today — we're always happy to talk things through.

This article is intended as general guidance only and does not constitute legal advice. For advice specific to your tenancy or portfolio, please speak to one of our lettings specialists.