1. Pets: what landlords need to know

Tenants can request permission to keep a pet under the Renters’ Rights Act. The request must be in writing and describe the animal. Consent must not be unreasonably refused.

When might refusal be reasonable?

• The property is genuinely unsuitable for the particular animal, considering its size and needs.
• There is a relevant allergy affecting someone living at the property.
• Keeping the animal would breach a superior lease restriction and the necessary consent cannot be obtained despite reasonable steps.
• The animal cannot lawfully be kept.

General dislike of pets, previous bad experiences or an unsupported fear of damage are not normally sufficient reasons by themselves. Each request should be considered on its merits.

Deposits, damage and assistance animals

Landlords cannot simply impose an additional pet deposit outside the normal tenancy-deposit rules. Existing deposit protection and ordinary claims for proven damage remain relevant. Do not charge for fair wear and tear or recover the same loss twice.

Requests involving assistance animals may also engage disability discrimination and reasonable-adjustment duties under the Equality Act 2010. These should be handled with particular care.

Read the official GOV.UK guidance on pet requests →

2. Children: can landlords refuse families?

Landlords and letting agents must not discourage or refuse an applicant simply because children under 18 live at, or would visit, the property. This also applies to existing tenants whose family circumstances change.

Restrictions involving children are narrowly assessed. For example, genuine overcrowding or licensing constraints may justify a decision, but a general preference for adult tenants does not.

Read GOV.UK guidance on renting with children →

3. Benefits: fair advertising, referencing and affordability

Landlords cannot reject or discourage applicants just because they receive Universal Credit, Housing Benefit, disability-related benefits, pension benefits or other relevant state support. Blanket “No DSS” or “no benefits” policies are not acceptable.

Can landlords still carry out affordability checks?

Yes. Landlords can assess whether the applicant can reasonably afford the rent, verify income and carry out referencing. However, benefit income must be considered fairly alongside other forms of income rather than ignored or automatically discounted because of its source.

• Use consistent, relevant affordability criteria for all applicants.
• Include applicable benefit income when assessing ability to pay.
• Consider reliable evidence of income and any lawful guarantor arrangements consistently.
• Record the actual reason for a decision, rather than referring to benefit status.
• Ensure advertisements, agents and referencing providers follow the same standards.

Read GOV.UK guidance on applicants receiving benefits →

4. What should landlords and letting agents do now?

1. Review adverts and application forms. Remove blanket exclusions for children, benefit claimants or pets.
2. Update tenancy wording. Do not rely on clauses that conflict with current law.
3. Document decisions. Keep written records of pet requests, responses and relevant evidence.
4. Review referencing practices. Ensure benefits are considered fairly in affordability assessments.
5. Check leasehold and licensing rules. Identify genuine restrictions without assuming they automatically justify blanket refusals.
6. Train anyone acting for you. Agents and referencing services must also follow the rules.

Local authorities can investigate unlawful rental discrimination and may impose civil penalties. Other legal duties, including the Equality Act 2010, can also apply.