Pet Power: The Right to Request a Pet in an Investment Property
- DNB Future Properties
- Jan 9
- 6 min read
Updated: Jan 23
Pet Power: The Right to Request a Pet in an Investment Property. The Renters' Rights Act 2025 introduces a major shift in the law by granting tenants a statutory right to request permission to keep a pet. This means landlords can no longer issue an outright ban; they must now consider all requests reasonably and cannot unreasonably refuse consent.
This reform rebalances the sector, making it easier for responsible pet owners to find a home while still providing safeguards for property protection.
The New 'Right to Request' Framework
The legislation establishes a clear process and mandatory timeframe for handling a tenant’s pet request, shifting the legal position from "pets banned unless allowed" to "pets allowed unless reasonably refused."
1. The Mandatory Request
• Written Request: A tenant must submit a formal, written request to the landlord to keep a pet. The request should provide details about the pet, such as species, breed, age, and any relevant references (e.g., from a vet or previous landlord).
• Landlord Obligation: The landlord (or agent) is legally obliged to consider the request on its own merits and not unreasonably withhold or delay a decision
2. Time Limit for Decision
• 28-Day Deadline: A landlord must give or refuse consent in writing by the 28th day after the date of the tenant's request. Failure to respond within this deadline may be treated as an unreasonable refusal, which the tenant can challenge.
• Leasehold Exception: If the landlord is subject to a superior lease or freeholder that prohibits pets, the landlord's deadline to respond is extended to allow time to seek the superior landlord's consent. If the superior landlord refuses, this constitutes a "good reason" for the letting landlord to refuse the tenant.
3. Protection Against Property Damage (The Key Trade-off)
The new rules aim to mitigate the financial risk to landlords:
• Pet Damage Insurance: While earlier drafts of the Bill allowed landlords to require tenants to take out specific pet damage insurance, this provision was removed from the final Act.
• Deposit Cap: Landlords cannot ask for an additional, separate pet deposit, as the maximum security deposit is capped at five weeks' rent by the Tenant Fees Act 2019. Any damage caused by the pet must be claimed from this standard capped deposit.
When Can a Landlord Reasonably Refuse a Pet?
A landlord can only refuse a pet request if they have a good, justifiable, and evidence-based reason. These reasons typically relate to the suitability of the pet for the property or conflicts with other legal duties.
Good Reason for Refusal with Explanation and Examples
Superior Lease/Freeholder Ban - The landlord’s own head lease prohibits pets. This is an unavoidable legal restriction.
Unsuitability for the Property - The pet is too large or too numerous for the size and type of property (e.g., a large dog in a small studio flat without garden access).
Health and Safety/Nuisance - The pet poses a documented safety risk or has a proven history of causing a severe nuisance to neighbours (e.g., constant, excessive barking).
Other Tenants' Health - In shared accommodation or blocks of flats, another tenant has a severe, documented allergy that would be worsened by the proposed pet.
Your Action Point: Develop a Pet Policy
To avoid being challenged by the Ombudsman or the courts for unreasonable refusal, landlords must stop relying on blanket bans and create a clear, documented Pet Request Policy now.
• Update Agreements: Remove any absolute "No Pets" clauses and replace them with a clause stating that pets are allowed subject to the landlord's written consent, which will not be unreasonably withheld (the implied legal term).
• Set Criteria: Define objective, reasonable criteria for approval based on the property type (e.g., "Maximum pet weight 25kg," or "No more than two pets allowed").
• Documentation: Create a simple Pet Request Form asking for all relevant details, including microchip numbers and vet contact information.
For landlords, the key takeaway is that success now lies in proactive adaptation, not resistance.
Your Next Step 💡
Stop relying on the outdated blanket ban. To protect your investment and remain legally compliant, you must immediately implement a clear, defensible Pet Request Policy.
Use the framework provided—document your objective criteria, update your tenancy agreements, and commit to responding within the 28-day deadline.
By formalising your approach, you maintain control, mitigate risk, and ensure that any future refusal is based on a "good reason" rather than an arbitrary choice.
📑 Renters Rights Act 2025: Full Blog Series Index
This is one of a 10-part series exploring the Renters Rights Act 2025. Check out the rest of the posts below to understand all the changes coming to the private rented sector.
The Renter’s Rights Act 2025 formally known as the Renters Reform Bill has officially become law, bringing significant changes to the private rented sector in England.
The Landlord's Essential Guide to the Renter's Rights Act 2025 formally known as the Renter’s Reform Bill: 10 Critical Q&As. The Renters' Rights Act 2025 is a landmark piece of UK legislation designed to fundamentally rebalance the power dynamic in the private rented sector.
Read about how the end of 'no-fault' evictions will fundamentally change tenancy agreements and provide tenants with greater security of tenure.
Read about the new and reformed mandatory and discretionary grounds that landlords must now use when seeking to regain possession of their property
Discover the move away from fixed-term tenancies and how all new tenancies will now operate as periodic tenancies from day one.
We detail the new measures introduced to prevent landlords and agents from encouraging or participating in unfair rent bidding wars among prospective tenants.
Understand the new rule that restricts landlords from increasing rent more than once every 12 months, providing tenants with more financial certainty.
Explore the new legal duties placed on landlords to prevent discrimination against certain groups, particularly those receiving benefits or with children.
The Renters' Rights Act 2025 is not just about evictions; it’s about property quality. For the first time, the Decent Homes Standard (DHS), long applied to social housing, will be legally extended to the private rented sector.
We look at the new rules that make it easier for tenants to keep pets, requiring landlords to have a reasonable excuse to refuse a request.
Read about the role of the new Ombudsman and how it will provide a mandatory, impartial route for tenants and landlords to resolve disputes outside of court.
Read about the creation of the new portal that will require all landlords to register their properties and comply with certain standards to operate legally.
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