Can Landlords Refuse Pets?

The short answer is yes, but there’s more to the story, and the rules are changing. Finding a rental that welcomes both you and your furry mate can feel like searching for a needle in a haystack. If you’re a pet owner navigating the UK private rented sector, you’ve probably wondered: can landlords refuse pets outright?

Let’s break down everything you need to know about pet ownership in rental properties.

Can landlords legally refuse pets? 

Under UK law, private landlords have the legal right to refuse pets in their rental properties. Most standard tenancy agreements include a pet clause that states “no pets”, giving landlords the right to reject any pet request. However, recent changes have shifted the default position slightly in favour of pet owners.

The key principle under the new law is this: whilst landlords can still refuse pets, they increasingly need a valid reason for doing so, rather than applying a blanket ban.

Why do landlords refuse pets?

Landlords can legitimately refuse pets for several reasons:

• Pet damage concerns: Legitimate worries about potential damage to carpets, furniture, or property structure
• Breed restrictions: Some insurance policies or leasehold agreements prohibit certain breeds
• Large pet suitability: Studio flats may be unsuitable for bigger animals
• Freeholder restrictions: The superior landlord may prohibit pets in the building
• Insurance limitations: Some policies exclude coverage for pet damage

New rules under the Renters’ Rights Act

The Renters’ Rights Bill introduces new rights for tenants, suggesting landlords should consider tenant requests on a case-by-case basis rather than automatically refusing. The model tenancy agreement now encourages written requests to be considered fairly.

Letting agents increasingly recognise that pet-friendly policies can attract quality tenants in the competitive private rented sector.

Special protections for assistance animals

Not all animals are treated equally, some have special legal protections under the Equality Act that make them much harder for landlords to refuse.

Assistance dogs and the Equality Act

Assistance dogs (including guide dogs, hearing dogs, and mobility assistance dogs) have the strongest protections under UK law. Under the Equality Act 2010, these animals are considered essential aids for people with disabilities, similar to wheelchairs or other medical equipment.

Private landlords cannot refuse assistance dogs unless they can demonstrate that accommodating the animal would cause a “disproportionate burden” or fundamentally alter the nature of their service. Even then, they must:

• Consider reasonable adjustments to accommodate the assistance dog
• Provide clear evidence why accommodation isn’t possible
• Explore alternative solutions before refusing

Refusing an assistance dog without a good reason could constitute disability discrimination under the Equality Act, potentially leading to legal action and eviction proceedings being successfully challenged. Unlike regular pets, assistance dogs are not subject to pet deposits, pet clauses, or standard “no pets” policies.

For more detailed information about assistance dog rights and legal protections, you can refer to the Equality and Human Rights Commission guidance.

Other support animals

Emotional support animals occupy a grey area in UK law. Unlike assistance dogs, they don’t have the same automatic protections under the Equality Act, though landlords may still need to make reasonable accommodations for tenants who can demonstrate a genuine medical need with proper documentation.

Does contents insurance cover my pet?

• Yes, if they injure another person, another animal, or destroy someone else’s property
• No, if they cause damage to your own rental, and won’t be covered at all if they’re a high-risk breed or have a history of biting

Personal liability coverage for pets

Most contents insurance policies include personal liability coverage that protects you if your pet causes harm to others. This typically covers:

• Pet damage to other people’s property
• Bodily injury caused by your pet (like dog bites)
• Accidental damage your pet causes while you’re away from home

However, as explained in this guide to personal liability cover, coverage has important limitations. High-risk breeds or pets with a history of aggression may be excluded entirely from your policy.

Tenant’s liability protection

If your pet accidentally damages your rental property, tenant’s liability coverage (included in most contents insurance) can help cover repairs up to £10,000 per event. This includes:

• Fire or water damage caused by pets
• Accidental damage to fixtures and fittings
• Carpet damage beyond normal wear and tear

However, this won’t cover intentional damage or damage from fleas and general pet mess—that’s considered normal pet ownership responsibility.

What about legal expenses?

Many insurers offer legal expenses insurance as an add-on, which can help cover legal costs if you face disputes over pet damage or eviction proceedings related to your pet.

How do I make a pet request? 

Preparation is everything when making a successful pet request. The more professional your written request, the better your chances of getting landlord’s permission.

Before you make your written request

• Research your landlord’s previous policies
• Gather references about your pet’s behaviour
• Ensure vaccination records are up to date
• Consider getting pet insurance or pet damage insurance to cover potential damage

What to include in your pet request

When making a written request, include:

1. Pet CV: Age, breed, training, temperament
2. Vaccination records and health checks
3. References from previous landlords
4. Pet insurance or pet damage insurance details
5. Photos showing your well-behaved pet

What landlords want to hear

Frame your request around:

• Responsibility and understanding of pet ownership
• Financial protection through pet deposit or insurance
• Commitment to preventing pet damage
• Consideration for neighbours (especially regarding fleas and noise)

Pet deposits and fees explained

Getting written permission is just the first step. Most landlords will expect additional financial protection against pet damage.

Fee type	Typical cost	Refundable?	Purpose
Pet deposit	Up to 5 weeks rent	Yes (minus damages)	Cover potential damage
Pet rent	£25-£50/month	No	Monthly premium
Pet fee	£50-£200	No	Admin/cleaning costs

What are the consequences of unauthorised pets?

Ignoring your tenancy agreement and getting a pet without written permission isn’t worth the risk, the consequences can be severe. Potentially leading to:

• Formal warnings
• Eviction proceedings
• Loss of your tenancy deposit
• Difficulty finding future pet-friendly rentals

If you violate a pet clause, your landlord can start eviction proceedings. However, they must follow proper legal procedures, they can’t simply change locks or demand immediate departure.

Know your rights: tenant protections

Understanding your tenants’ rights is crucial when dealing with pet-related disputes, you have more protections than you might think.

Tenants’ rights in the private rented sector

Tenants’ rights include protection from unfair eviction and quiet enjoyment of your rented home. The Renters’ Rights Act provides additional protections, particularly regarding assistance dogs under the Equality Act.

Getting help with disputes

If you’re struggling with pet-related issues:

• Contact your local council’s housing team
• Reach out to Citizens Advice
• Consider the ombudsman if your issue involves letting agents
• Seek legal advice for complex cases involving the Equality Act

Role of letting agents

Letting agents often handle pet requests on behalf of private landlords. Under the new rules, they’re increasingly recognising that pet-friendly policies attract quality tenants.

How can I find a pet friendly rental?

The private rented sector can be competitive for pet owners, but with the right approach, you can find pet-friendly rentals.

How to find pet-friendly properties

• Use search filters for “pet-friendly” on rental sites
• Look for private landlords who mention pets in listings
• Consider slightly higher rent for pet-friendly rentals
• Check letting agents who specialise in pet ownership

Building a strong application

• Apply quickly to pet-friendly rentals, they go fast
• Offer a higher pet deposit to show commitment
• Provide comprehensive pet insurance documentation
• Consider a guarantor if your application seems weak

Maintaining good relationships

• Follow your tenancy agreement terms religiously
• Address any pet damage issues immediately
• Consider professional cleaning to prevent fleas and odours
• Keep detailed records of property condition and wear and tear

Before we go

The private rented sector is becoming more pet-friendly thanks to new rules, but private landlords can still refuse pets for a valid reason. The key is making a professional written request and showing you’re a responsible pet owner with proper insurance.

Whether you’re dealing with assistance dogs or family pets, having contents insurance protects you from unexpected costs. Personal liability coverage helps if your pet causes damage to others, while tenant’s liability covers accidental damage to your rental property.

If you’re struggling with pet disputes, seek legal advice or contact the ombudsman. Tenants’ rights continue to evolve, so staying informed about assistance dog protections is crucial.

Ready to protect yourself and your furry friend? Get a contents insurance quote with personal liability and tenant’s liability coverage, every responsible pet owner needs proper protection.

FAQs about renting with pets