Pets in rental properties have always been a difficult subject for landlords.

For many landlords, the concern is simple. What if the pet causes damage? What if the property is too small? What if the lease does not allow animals? What if the tenant moves a pet in without permission?

Under the Renters’ Rights Act, this is now an area landlords need to understand properly, because tenants have the right to request permission to keep a pet. That does not mean every pet request has to be accepted automatically. It does mean landlords need a clear, fair and legally compliant process for dealing with those requests.

A tenant cannot simply move a pet into the property without telling you. They must make a request in writing. That written request should include details about the pet, because “I have a pet” is not enough information for a landlord to make a reasonable decision.

There is a big difference between a goldfish, a hamster, a cat, a large dog or several animals. The type of pet, the size of the property, the layout, outdoor space, lease restrictions and the welfare of the animal can all be relevant when considering the request.

Once the tenant has made their written request, the landlord must respond within 28 days. This response should also be in writing. Ignoring the request is not an option, and refusing without a fair reason could create problems later.

The important phrase here is “reasonable grounds”.

A landlord cannot unreasonably refuse a pet request. However, what feels reasonable to one person may not feel reasonable to another. This is why the decision needs to be based on practical facts rather than personal preference.

For example, refusing a husky in a one bedroom flat may be easier to justify than refusing the same dog in a large three bedroom farmhouse with a secure garden. Refusing a pet because the property is not suitable may be reasonable. Refusing because the landlord simply does not like pets may not be.

There are also some situations where refusal is much clearer. If the property is leasehold and the superior lease says pets are not allowed, that can be a valid reason to decline the request. This is particularly important with flats, apartment blocks and properties where a freeholder, management company or head lease has restrictions in place.

Landlords should not overlook this. If a tenant is allowed to move into a property with a pet when the superior lease prohibits it, the landlord or agent may then be left dealing with the consequences. That could mean complaints from the block management company, pressure to remove the pet, or even having to resolve a situation that should have been avoided before the tenancy began.

This is why landlords and letting agents need more than a casual conversation. They need a proper pet request process.

A good process should ask for useful information, such as the type and breed of pet, the size of the animal, how long it will be left alone, whether it is trained, whether it has caused any issues previously, and how the tenant plans to care for it. These questions are not just about protecting the property. They also help ensure the pet’s welfare is being properly considered.

The decision should then be recorded clearly. If the request is approved, the landlord should confirm any agreed conditions in writing. If the request is declined, the landlord should explain the reason and keep evidence to support that decision.

It is also important to understand what landlords cannot rely on.

A landlord’s personal allergy to dogs or cats, for example, may not be a strong reason to refuse if they do not live in the property. The key consideration is the suitability of the property and the circumstances of the request, not simply the landlord’s personal preference.

There has also been discussion around additional deposits and insurance for tenants with pets. However, landlords cannot simply take extra deposit beyond the legal limit. This means landlords need to be even more careful about having the right paperwork, inventory, check in report, inspection process and end of tenancy evidence in place.

For landlords, the message is not to panic. The rules do not mean you lose all control over your property. They do mean you need to be prepared, consistent and able to justify your decisions.

The biggest mistake would be having no process at all.

If a tenant asks for a pet, you need to know what information to request, how quickly to respond, what counts as a reasonable refusal and how to protect yourself if the matter is challenged later.

To hear Dawn explain the pet request rules in more detail, including what landlords should consider before accepting or refusing a tenant’s pet, watch the full video here!