Blanket bans are no longer enforceable
Under the Renters’ Rights Act 2025, tenants have the right to request permission to keep a pet. Landlords cannot unreasonably refuse. A blanket “no pets” clause in a tenancy agreement is now unenforceable.
This doesn’t mean you have to say yes to everything. It means you need a reason — and that reason has to be reasonable.
What counts as a reasonable refusal
The legislation doesn’t define every scenario, but guidance from the government and early tribunal decisions suggest these are defensible grounds for refusal:
- Lease restrictions. If the property is leasehold and the head lease prohibits pets, that’s a reasonable refusal. Common in Guildford town centre flats.
- Property size or type. A large dog in a studio flat, for example, could be unreasonable on welfare grounds.
- Multiple pets. Agreeing to one cat doesn’t oblige you to agree to three.
- Shared buildings. Allergies or disturbance in a small block with shared hallways may be relevant.
What’s not reasonable: “I just don’t want pets in my property.” That’s a blanket ban by another name, and it won’t hold up.
You can require pet insurance
This is the key protection. The Act allows landlords to require the tenant to take out pet damage insurance as a condition of consent. The policy must:
- Cover damage to the property caused by the pet
- Name the landlord as a beneficiary or interested party
- Be maintained for the duration of the tenancy
This is separate from the tenant’s contents insurance and separate from your landlord insurance. It’s a specific, additional requirement you can impose — and it’s worth imposing every time.
The 42-day rule
When a tenant makes a written pet request, you have 42 days to respond. If you don’t respond within that window, consent is deemed granted. So ignoring the request is not a strategy — it’s an automatic yes.
Your response must either grant consent (with or without conditions like insurance), or refuse with written reasons. Keep it factual and specific.
Practical advice for Guildford landlords
Pet-friendly properties in Guildford, Woking, and Godalming let faster and attract longer tenancies. Tenants with pets tend to stay — they know how hard it is to find a pet-friendly home.
Our recommendation:
- Default to yes with conditions rather than looking for reasons to refuse.
- Require pet damage insurance on every consent — no exceptions.
- Specify the pet. Consent for “one medium-sized dog” is better than consent for “a pet.”
- Inspect more regularly. Use your right to inspect (with proper notice) to check for damage early.
For the full picture of what the Renters’ Rights Act changed for landlords, read: The Renters’ Rights Act explained: a landlord’s guide.
