Can a landlord refuse pets?

If you’re a pet owner searching for a rental, you’ve probably faced the all-too-common struggle of landlords saying “no pets allowed.” In fact, many renters are even willing to pay more just to find a pet-friendly home.

But can a landlord refuse pets? The answer isn’t as straightforward as you might think. While landlords can turn down pets in certain circumstances, they can’t do so unreasonably or without good reason. In 2021, the government introduced the Model Tenancy Agreement, making pet-friendly renting the default unless a landlord provides a valid objection. But this doesn’t mean they’re legally required to say yes to every pet request.

So, what’s the deal? Where do landlords and tenants stand legally? And how can both sides find a fair balance? Keep on reading to find out.

The Equality Act 2010 and assistance animals

For most renters, having a pet is a choice, but for disabled tenants with assistance animals, it’s a necessity. So, can a landlord refuse pets? In many cases, yes. But when it comes to guide dogs, hearing dogs, or other assistance animals, the law says otherwise.

Under the Equality Act 2010, landlords cannot refuse assistance animals, even if they have a no-pets policy in place. These animals aren’t just companions; they provide essential support for disabled tenants, and landlords are legally required to make reasonable adjustments to accommodate them.

Can a landlord legally say no pets?

The short answer? It depends.

When it comes to the law on pets in rented accommodation, landlords can generally decide whether or not to allow pets. However, assistance animals are different, they’re protected under the Equality Act 2010, meaning landlords must allow them.

Section 20(3) of the act makes it clear that landlords must adjust their policies if a rule or restriction puts a disabled tenant at a disadvantage. So, if a tenancy agreement includes a blanket no-pets policy, landlords must make an exception for assistance animals.

The Equality and Human Rights Commission even warns that refusing a guide dog could breach Article 14 of the Human Rights Act (Prohibition of Discrimination), which could land landlords in legal trouble.

The Renters Rights Bill & pets

For many tenants, finding a pet-friendly rental can feel like an uphill battle. While the Model Tenancy Agreement introduced in 2021 was a step in the right direction – stating that landlords shouldn’t unreasonably refuse pets- it wasn’t legally binding. That meant landlords could still say no without much justification.

Renters rights bill aims to change that. While it’s not yet law, it proposes a fairer approach for tenants with pets, making it harder for landlords to reject pet requests without a valid reason. Here’s what’s being proposed:

Tenants can formally request a pet

• Tenants will be able to submit a written request to keep a pet in their rental home.
• Landlords can’t just say no without a good reason.
• If a refusal seems unfair, tenants have the option to challenge it.

What does this mean for renters and landlords?

This bill isn’t about forcing every landlord to allow pets, it’s about making the process fairer. Tenants still have to be responsible pet owners, but landlords can’t refuse pets without a solid reason. That being said, landlords can still advertise properties as ‘no pets allowed’ for prospective tenants if they prefer.

Animal welfare groups like Dogs Trust have welcomed the move, especially since 15% of people who contact them about rehoming a dog cite housing issues as the main reason. They argue that more needs to be done to encourage landlords to open their doors to pet owners and make renting with pets more accessible.

While this bill isn’t law yet, it signals a shift in attitudes towards pet-friendly renting. The key takeaway? If you’re a tenant with a pet, the future is looking a little brighter. And if you’re a landlord, these changes could help attract responsible long-term renters without leaving you out of pocket.

The Model Tenancy Agreement (2021)

For years, pet owners have struggled to find rental properties that welcome their furry companions. With just 7% of private landlords currently advertising pet-friendly homes, many tenants face tough choices – including, in some cases, having to rehome their beloved pets. This issue has led to growing discussions about the law on pets in rented accommodation, with both tenants and landlords questioning their rights and responsibilities.

To address this, the government introduced a revised Model Tenancy Agreement in 2021, designed to encourage landlords to accept pets by default. This agreement, which serves as the government’s recommended standard contract for landlords, aims to make renting with pets easier while still giving landlords the right to refuse under specific circumstances. However, it is not legally binding, meaning landlords are still able to make their own decisions regarding pet ownership in their properties.

Can a landlord refuse pets under the Model Tenancy Agreement?

The biggest change in the 2021 agreement is that landlords are now expected to accept pets unless they provide a valid reason to refuse. Instead of tenants needing to justify why they should be allowed a pet, the assumption is that pets are allowed by default, unless the landlord can provide a legitimate objection.

However, can a landlord legally say no pets? Yes, they can. While the agreement encourages a more pet-friendly approach, it does not create a legal obligation for landlords to allow pets in all cases. Rejections are still permitted if there is a genuine reason, such as:

• The property being unsuitable (e.g., a small flat where a large dog would not be practical).
• Lease restrictions (e.g., a rental unit in a building with a no-pets policy).
• Concerns over potential damage, as long as they are reasonable and specific to the tenant’s request.
• Or under the Equality Act 2010 and assistance animals like those mentioned above.

How does this tie into the Renters’ Rights Bill and pet ownership?

The introduction of the Renters’ Rights Bill (Pets) proposal aims to strengthen tenant rights when it comes to pet ownership. The bill proposes that landlords must not unreasonably refuse pet requests, adding further protection for tenants. While landlords would still be able to decline pets in some cases, they would have to provide a valid reason rather than outright rejecting all pet requests.

With more than half of UK adults owning a pet, the law on pets in rented accommodation is evolving to reflect growing demand. However, since the Model Tenancy Agreement is not legally binding, many landlords continue to avoid renting to pet owners altogether. Until further legal changes, such as the Renters’ Righta Bill (Pets) proposal, are enacted, landlords ultimately retain the final say on whether they allow pets in their properties.

Why some landlords are reluctant to accept pets

With the growing demand for pet-friendly rentals, many tenants wonder: can a landlord refuse pets? While legal changes like the Renters’ Reform Bill (Pets) proposal aim to make pet ownership in rented accommodation easier, many landlords remain hesitant to allow animals in their properties. The law on pets in rented accommodation is still evolving, but for now, landlords can legally refuse pets in certain circumstances – often due to practical concerns.

Here are some of the most common reasons landlords are reluctant to accept pets:

Property damage

One of the biggest concerns for landlords is potential property damage. Pets, especially dogs and cats, can cause issues such as:

• Scratched floors and doors from clawing or running around.
• Chewed furniture or fixtures if a pet isn’t properly trained.
• Lingering odours or stains, which can be difficult and costly to remove.
• Fleas or infestations, especially if previous tenants did not maintain proper pet care.

Even well-behaved pets can accidentally cause damage, and landlords worry about repair costs, particularly since deposits are capped under the Tenant Fees Act 2019, limiting how much they can charge tenants upfront.

Noise complaints

Another major issue is excessive noise, particularly in flats or shared buildings. A barking dog, a howling cat, or even a parrot that mimics loud sounds can disturb neighbours. For landlords, this can result in:

• Complaints from other tenants in multi-unit buildings.
• Possible breaches of tenancy agreements if noise becomes a persistent issue.
• Damage to the property’s reputation, making it harder to find future tenants.

Allergies and health issues

Even if a pet-owning tenant takes great care of their home, landlords still have to consider future tenants. Some people suffer from severe allergies to pet dander, making it difficult for them to live in a space where animals have previously resided. Issues include:

• Residual pet hair and dander, which can linger even after a deep clean.
• Increased cleaning costs to remove allergens before the next tenant moves in.
• Potential legal disputes if a new tenant experiences health issues due to previous pet exposure.

Finding a middle ground

While these concerns are valid, the rental market is changing, and tenants are increasingly looking for pet-friendly homes. Some landlords are beginning to mitigate risks by:

• Including pet clauses in tenancy agreements to define responsibilities.
• Requesting pet insurance, as proposed in the Renters’ Reform Bill (Pets), to cover damages.
• Meeting pets in advance to assess their behaviour before approving a tenancy.

So, can a landlord refuse pets? Yes – in certain circumstances, like we have discussed but with restrictions. While the law doesn’t yet force landlords to accept pets in all cases, shifts in tenant demand and legal protections mean landlords may need to reconsider their stance to remain competitive in the rental market.

Managing risks: how landlords can protect their property

With more tenants looking for pet-friendly rentals, landlords may be hesitant to open their doors to animals due to concerns about property damage, noise, and potential disputes. However, rather than issuing a blanket ban, landlords can manage risks effectively while still attracting responsible tenants. So, can a landlord refuse pets? Yes, but there are ways to accommodate pets without putting a property at risk. Here’s how:

Setting fair and legal deposits

The Tenant Fees Act 2019 places strict limits on security deposits, meaning landlords cannot charge excessive upfront fees to cover potential pet-related damage. However, there are still ways to protect against financial risks:

• Set the maximum allowable deposit within legal limits to help cover any accidental damage.
• Negotiate a slightly higher deposit where legally permitted, especially for furnished properties.
• Consider a pet fee, if allowed, to cover additional cleaning costs.

Using well-defined pet clauses in tenancy agreements

A strong tenancy agreement can help set clear expectations for tenants with pets. Landlords should include:

• Cleaning requirements: Tenants should commit to deep-cleaning carpets and furniture at the end of their tenancy.
• Pet-related damage liability: Outline that tenants are responsible for repairs caused by their pets.
• Noise control measures: Ensure tenants understand they must prevent excessive barking or disturbances.
• Breed and size restrictions: If certain pets are unsuitable for the property, landlords can specify restrictions.
• Pet approval process: Some landlords request vet references or trial periods to ensure pets are well-behaved.

Creating a win-win: communication & practical solutions

Finding a balance between tenant demand and property protection is key. Instead of outright rejecting pet owners, landlords can:

• Have open conversations with prospective tenants about their pet’s behaviour and needs.
• Allow pets on a case-by-case basis, rather than enforcing a blanket ban.
• Recognise the benefits of renting to responsible pet owners, many are long-term tenants, reducing turnover costs.

Striking the right balance

While landlords can legally say no to pets (in certain circumstances), rental laws are shifting. The Model Tenancy Agreement (2021) encourages pet-friendly rentals, and the Renters’ Reform Bill (Pets) aims to prevent landlords from unreasonably refusing pet requests. As demand for pet-friendly housing grows, landlords need to adapt while protecting their properties.

Managing a rental doesn’t have to be overwhelming. With clear policies and legal safeguards, landlords can maintain control while meeting tenant demand. 

If you want to protect your property, landlord insurance can cover unexpected costs like damage, liability claims, and rental income loss.

Need expert advice? Get in touch today for tailored landlord solutions.