If you’re a landlord in England, a blanket “no pets” rule is no longer a reliable answer. Since 1 May 2026, tenants can request permission to keep a pet, and you must not unreasonably refuse. That does not mean every request gets an automatic yes. It does mean you need to consider each one on its facts, and have a sensible way to manage the condition of your property.
That’s where good evidence comes in. A clear check-in report records the property’s starting condition; a thorough check-out report shows what has changed. Together, they help you distinguish pet damage from existing wear and tear, and make conversations about the deposit far more straightforward.
Can a landlord refuse pets under the 2026 rules?
The Renters’ Rights Act rules apply in England. A tenant must make a request to keep a pet, and you must consider it individually rather than relying on a blanket policy. You generally need to respond in writing within 28 days, although the timing can change if you reasonably request more information or need consent from a superior landlord.
A refusal may be reasonable in circumstances such as a genuine restriction in a superior tenancy agreement, a property that is unsuitable for the particular animal, an illegal pet, or a relevant allergy affecting another resident. The details matter. A small studio may not be appropriate for a large dog, for example, but “I don’t like pets” is not an assessment of the individual request.
Consider the animal’s type and size, the property, any relevant restrictions and the practical impact on other residents. Explain your decision in writing and keep a record of the reasons. If the tenant brings in a pet without consent, they may be in breach of the tenancy agreement; a request and a decision should not be replaced by assumptions on either side.
The practical shift is simple: move from “pets or no pets?” to “what does this request mean for this property, and how will we document its condition?”
Why the inventory matters more when a pet moves in
Pets do not automatically mean damage. Many leave little trace; some leave a few more clues than others. Without a reliable record of the property’s condition at the start, it can be difficult to show whether a scratch, stain or odour is new.
At check-in, record the condition of the property in a way that is clear, specific and easy to compare later. Note existing scratches on doors and floorboards, the carpet’s condition, the garden’s state and any pre-existing signs of pet wear. If you notice an odour, describe it honestly and factually rather than using vague shorthand. “Slight damp smell by the rear door” is more useful than “smells odd”.
Dated, high-resolution photographs should support the written report. They make small details easier to check later, and help reduce reliance on anyone’s memory, which is a notoriously unreliable filing system.
A DIY phone album can be useful, but it may not show when each image was taken, where in the property it was taken or what the photograph is meant to document. An independent clerk’s report brings together a structured description and relevant images, providing a clearer comparison for both parties and, where necessary, a deposit adjudicator. It is not a guarantee of the outcome; it is a much stronger starting point than “I’m sure that mark wasn’t there before”.
For more on how careful records help prevent disagreements, read our guide to detailed inventory reports and deposit disputes.
What to check at the end of a pet tenancy
At check-out, compare each area with the check-in record. Focus on likely pet touchpoints, but keep the assessment fair and evidence-led.
- Door frames and skirting: Look for scratches at claw height, chewing or damage to paintwork.
- Trims and sealant: Check for chewing, lifting or damage around edges and fittings.
- Carpets and soft flooring: Note stains, persistent odour and any specific areas that need attention.
- Floorboards: Look for marks or urine damage. If flooring is damaged, that may require repair rather than simply more cleaning.
- Garden: Compare the lawn and beds with the original record, including any digging or damaged planting.
- Existing wear: Check whether the mark was already present, or whether ordinary use explains the change.
Be precise about the difference between cleaning and repair. A carpet needing additional cleaning is not the same as flooring damaged by urine. Similarly, a faint mark that fits normal use is not automatically a tenant’s liability simply because a pet lived at the property.
Deposit deductions: evidence, fair wear and tear and no betterment
If you believe a pet has caused damage, a deposit deduction needs to be supported by evidence. The check-in and check-out reports help show the change in condition; dated photographs, invoices or estimates can help explain the work required and the amount claimed.
Deposit adjudicators compare the evidence from the start and end of the tenancy. They also consider fair wear and tear, the age and condition of an item, and how long it was expected to last. A landlord cannot use a pet claim to upgrade an ageing item at the tenant’s expense. If a carpet was already nearing the end of its useful life, claiming the full cost of a brand-new replacement may amount to betterment, putting you in a better position than you were in before.
Consider whether a reasonable repair or clean will address the problem before claiming replacement. And keep insurance in view: you cannot recover the same loss twice through both an insurance claim and a deposit deduction. Your claim should reflect the actual, evidenced loss, not a convenient round number.
Good documentation will not make every disagreement disappear. It does make it easier to explain what happened, why a claim is fair and how the amount was reached.
Make pet ownership workable with a clear record
For landlords and property managers, the answer to “can landlord refuse pets?” is no longer a simple yes or no. You need to assess requests individually, respond appropriately and keep a dependable record of the property’s condition. A thorough check-in sets the baseline; a careful check-out makes the comparison.
Evestaff Property Inventory Clerks has served landlords and property professionals in London and Kent since 2012. Our highly experienced clerks use modern technology to produce meticulous reports, and Evestaff is an accredited member of ECMK. When the details matter, a clear, independent record helps keep the discussion focused on facts rather than competing recollections.
If your next tenancy is a furnished one, our guide to residential property inventory services covers what a full check-in should include. And if you let properties across the region, we cover a wide patch: see the areas we serve.
If you’re a new customer, you can receive a 10% discount on your first booking. And if another landlord or property professional could use a reliable inventory service, take a look at our Refer a Friend offer. A little care at check-in can save a lot of “that mark was definitely there already” later.
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