Can a Landlord Refuse Pets: A Guide for Derby Landlords

Keeping pets in rental properties can be a contentious issue. Most tenants are very reasonable and will try to ensure that their pets don’t cause any issues, but what can you do when a pet has the potential to be disruptive, dangerous, or even illegal?

In this article, we will explain when landlords can or cannot reject requests to house pets, as well as explain the process that tenants should follow to ensure that their pet is living in the property in line with current legislation.

Can Landlords Refuse Pets?

Yes, a landlord can refuse pets in England, but only on reasonable grounds and only by following the correct process. Current renters’ reforms strengthen a tenant’s right to request a pet, discourage blanket bans and allow a landlord to require pet damage insurance instead of extra deposits or fees. The safest approach is to assess each request on its merits, record your reasons, and put clear safeguards in place if you agree.

The Legal Position Landlords Need To Know

Under reforms introduced in England, tenants have a statutory right to request permission to keep a pet in their home. A landlord must consider that request and must not refuse unreasonably. Written reasons are required if you say no. There is also a set response window, commonly treated as 28 days from receiving a complete request. If you do not reply in time, the risk of a dispute increases, and the refusal may be challenged.

The legislation aims to balance responsible pet ownership with property protection. It also gives landlords a practical safeguard: you can require the tenant to hold pet damage insurance that covers accidental damage, often through a tenancy term. This sits alongside the existing Tenant Fees Act 2019, which bans separate pet fees and prevents deposits above the legal cap. The effect is clear: assess fairly, say yes where sensible, and rely on insurance and good management rather than blanket bans.

Reasonable Grounds versus Unreasonable Policy

Several factors affect what is considered ‘reasonable’ under relevant legislation, including the property, the pet and any building rules. A blanket “no pets” policy could open landlords up to challenges, whereas reasonable decisions anchored in clear evidence are more defensible.

Examples of reasonable grounds include:

• A head lease or building covenant that prohibits pets
• An HMO or bedsit layout with shared kitchens where welfare or hygiene risks arise
• Proven allergies in the building, supported by medical or building-management evidence
• A property that is manifestly unsuitable, for example no outdoor space for a large dog
• A proposed animal that is prohibited or not lawfully kept

By contrast, general dislike of pets, past bad experiences unrelated to the current applicant, or a refusal issued without looking at the actual pet or the tenancy profile are likely to be considered unreasonable. If the property rules allow pets, the tenant is responsible, and the proposed pet is suitable for the home, a refusal becomes harder to justify.

The Typical Request and Response Process

A clear, documented process reduces disputes and keeps you on time.

1. Tenant submits a written request with full details of the pet and proposed care.
2. You acknowledge receipt and confirm the target response date, usually within 28 days.
3. You review evidence, consider property suitability and check any head lease or licence.
4. You decide and respond in writing, granting consent subject to conditions or refusing with reasons.
5. If consent is granted, you add a pet schedule and confirm any insurance requirement before the pet moves in.

This sequence gives both sides clarity. If information is missing, pause the clock in writing and request what you need.

Smart Safeguards if You Allow a Pet

Granting consent does not mean giving up protection. It’s reasonable to build in practical conditions, such as requiring pet damage insurance, and keep proof on file.

Use a pet schedule that identifies the animal, confirms vaccinations and flea treatment, names the vet and sets behaviour standards. Complete a thorough inventory and check in with dated photos, then increase inspection frequency at first to spot issues early. Where noise could affect neighbours, include any quiet hours and nuisance clauses already present in most assured tenancies, then signpost clear escalation steps if problems arise.

If you would prefer these steps managed for you, our property management service in Derby covers detailed inventories, routine inspections and tenant communication, and can incorporate pet conditions where appropriate.

Deposits, Fees and Rent: What You Can and Cannot Charge

The Tenant Fees Act 2019 bans separate pet fees and stops landlords from taking a second “pet deposit” beyond the normal deposit caps. You also cannot charge an additional pet-related admin fee. What you can do is set rent at an appropriate market level that reflects the overall letting, which may include a pet. This must be transparent, fair and written into the tenancy agreement from the start or varied by agreement later. Always avoid any payment that would count as a prohibited fee.

Property Type and Compliance Factors

Leasehold flats often come with head leases that either ban pets outright or require freeholder consent. Always read the lease and collect any approval in writing before agreeing. In HMOs, pets can create management and hygiene issues in shared kitchens and lounges, and may breach licence conditions or council guidance. Where a property has extensive communal areas, consider how you would manage noise, cleaning and waste disposal. Check building insurance, as some policies restrict certain breeds or animals and may require formal notification. In Derby’s conservation streets or older terraces, sound transmission can be more noticeable, which strengthens the case for measured conditions and early inspections.

Handling Requests Mid-Tenancy

If a tenant asks to add a pet after they’ve moved in, treat it as a formal variation. Gather the same details you would at the start, review the lease or licence again and issue written consent or your refusal with reasons attached. Where consent is given, add a signed pet schedule or deed of variation to the tenancy, update the inventory photos once the pet is present, and confirm proof of insurance. This keeps the paperwork aligned with reality and avoids ambiguity when the lease ends.

What to do if Problems Arise

Most issues are preventable with clear expectations and early contact. If damage occurs, document it with dated photos and invoices, and request prompt remedial action. For noise or nuisances, keep a log of times and reports from neighbours, write to the tenant with a plan to put things right, and escalate under your tenancy breach clauses if behaviour does not improve. Where cleanliness slips, require a deep clean and pest treatment if needed. Persistent non-compliance can become a tenancy breach. Keep communication factual and evidence-based so any deposit deductions or claims are supported.

Why Many Landlords Choose to Allow Pets

Pet-friendly homes let to a wider pool of renters, reduce voids and often secure longer stays, which can lower reletting costs. Many applicants in Derby travel with cats or small dogs and will prioritise well-managed, pet-friendly properties. With a fair review process, proper insurance, a strong inventory and sensible house rules, the risk is usually manageable, although some landlords also choose to earn a modest rent premium that reflects the home’s broader appeal.

Help with Policies, Paperwork and Management

If you want a consistent, defensible approach, consider partnering with a local agent who can set up pet policies, draft pet schedules, verify insurance, complete detailed inventories and handle inspections and tenant communication. Arboretum Lettings manages single lets, HMOs and student properties across Derby and can build pet considerations into our day-to-day management. See our landlord services for details on marketing, referencing, inspections and rent collection, and speak to the team about your property via our landlord services page.

Frequently Asked Questions

Does Arboretum Lettings operate a blanket no-pets policy?

No. We handle pet requests on a case-by-case basis for the landlord we represent. We check head leases, building rules and any HMO licence, gather information about the pet and proposed care, and then advise the landlord. Where consent is sensible, we add conditions such as a pet schedule and proof of pet damage insurance.

How quickly will you respond to a pet request on a managed tenancy?

We log the date a complete request is received and work to reply within the statutory window, typically 28 days. If information is missing, we will confirm what is needed and pause the clock until the tenant provides it, so the decision is made on full facts.

What information should a tenant include in a pet request?

A clear description helps. We normally ask for the animal type and breed, age, microchip details if applicable, vaccination and flea treatment status, a care plan for time left alone, confirmation of pet insurance and the vet’s contact details. For dogs, any training or behaviour history is useful.

Can Arboretum Lettings require pet insurance instead of a pet deposit?

Yes, where appropriate, we use a tenancy term that requires the tenant to maintain pet damage insurance covering accidental damage. Separate pet fees or a second deposit are not permitted under the Tenant Fees Act 2019.

Will inspections be more frequent if a pet is approved?

Often yes, with the landlord’s agreement and in line with tenancy terms. We may schedule an early post-move-in visit and then slightly more frequent inspections during the first months to make sure cleaning, odours and noise are under control.

What if the freeholder or HMO licence bans pets?

We cannot override a superior-lease covenant or licence condition. If those documents prohibit pets, we will provide a written refusal with the relevant evidence and explain the position to the tenant.