Pet-friendly HMOs: what is the law in 2026?

Under the Renters’ Rights Act, tenants in England, including tenants in HMOs, can ask to keep a pet, and landlords can’t unreasonably refuse. The landlord must reply in writing within 28 days. In an HMO, a fair reason to refuse can include another tenant’s allergy, or the property or room being unsuitable for the animal.

Here’s how the rules work in shared houses, what counts as a fair refusal, and how to run a pet-friendly HMO without the headaches.

Key takeaways

Tenants must ask in writing and describe the pet.
Landlords have 28 days to reply in writing, and can’t refuse without a fair reason.
In an HMO, other tenants’ allergies or the size of the room can be fair reasons.
Once a landlord agrees to a pet, they can’t withdraw that agreement later.

The rules on pets under the Renters’ Rights Act

The tenant asks in writing, describing the pet, including its type, size and any space it needs.
The landlord replies in writing within 28 days. They can ask for more information within that time. Once they get it, they have the rest of the 28 days or 7 extra days, whichever is later.
The landlord can only refuse for a fair reason, and must explain it in writing.
If the tenant thinks the refusal is unfair, they can complain to the landlord, and can take it to court.

Read the government’s guidance on what to do if a tenant wants a pet.

What counts as a fair reason to refuse a pet in an HMO?

Government guidance says refusal may be reasonable when:

Another tenant has an allergy to that type of animal. This comes up far more often in HMOs, where tenants share space.
The property or room is too small for the animal.
The pet is illegal to own.
The landlord is a leaseholder and the lease or freeholder doesn’t allow pets.

These reasons are usually not fair:

The landlord simply doesn’t like pets
Problems with a previous tenant’s pet
General worries about possible damage
Concern that a pet could make the property harder to let later
Refusing an assistance animal, such as a guide dog

Why HMOs need extra thought

In a single let, one household decides. In an HMO, a pet affects everyone sharing the kitchen, bathroom and living space. Before agreeing:

Ask the other tenants about allergies, and record their answers.
Think about where the pet will be kept. A cat in one tenant’s room is very different from a dog in shared areas.
Check your HMO licence conditions and any lease restrictions.
Agree clear house rules on shared areas, noise and cleaning.

Deposits, damage and insurance

Deposits: the Tenant Fees Act caps deposits at five weeks’ rent for most tenancies, so you can’t take a separate, larger pet deposit on top.
Damage: you can use the existing deposit to cover pet damage beyond normal wear and tear.
Insurance: check whether your landlord policy covers pet damage. You can’t claim the same damage twice, through both insurance and the deposit.

How to run a pet-friendly HMO well

Write a pet policy setting out which animals you’ll consider and the house rules.
Choose hard-wearing finishes, such as vinyl flooring instead of carpets in shared areas.
Record condition carefully with photos in the check-in inventory.
Inspect regularly and deal with issues early.
Respond to every request on time, in writing, with reasons.

A clear, fair pet policy can also be a selling point. Pet owners often stay longer, which means fewer void periods.

Frequently asked questions

Can a landlord refuse pets in an HMO?

Only for a fair reason, such as another tenant’s allergy or the property being unsuitable for the animal. The refusal must be in writing, within 28 days.

How long does a landlord have to respond to a pet request?

28 days from the written request. If they ask for more information, they get the rest of the 28 days or 7 extra days after receiving it, whichever is later.