Pet requests: the 28-day rule and when landlords can refuse

The short answer

Since 1 May 2026, a private tenant in England can ask to keep a pet, and you must not unreasonably refuse. Pet requests from tenants have a fixed timetable. You must give your answer in writing within 28 days of the request. That deadline can be extended in three situations: you ask for more information, you need consent from a superior landlord, or you and the tenant agree a later date.

This guide explains how landlords should handle pet requests under the Renters’ Rights Act 2025, with a worked example using real dates. It is general information for landlords in England, not legal advice.

Where the rule comes from

Section 11 of the Renters’ Rights Act 2025 added new sections 16A and 16B to the Housing Act 1988. They make it an implied term of every assured tenancy, other than social housing, that:

• the tenant may keep a pet if they ask in the right way and you consent
• you must not unreasonably refuse consent
• you must give or refuse consent in writing on or before the 28th day after the request

Because it is an implied term, it applies whatever your tenancy agreement says. New tenancies also need a written statement of terms, which must say that you cannot unreasonably refuse a request to keep a pet.

The Act defines a pet as an animal kept mainly for personal interest, companionship or ornamental purposes. The rules are about pets that live at the property. They do not limit what you can agree about animals that only visit.

What a valid pet request looks like

The tenant’s request must:

• be in writing
• include a description of the pet

Government guidance suggests the description could cover the type of animal, its size, and how much room it needs, for example if it lives in an enclosure.

If a tenant wants a second pet later, they must ask again. Consent for one pet is not consent for another.

How to respond to a pet request: deadlines and extensions

The basic deadline is the 28th day after the date of the request. The table shows when it can move.

Three practical points:

• Ask early. Requests for more information, and requests to a superior landlord, only extend the deadline if you make them within the 28 days.
• Ask for what you reasonably need. The Act refers to the landlord “reasonably” requesting further information.
• Answer in writing. Both consent and refusal must be in writing. If you refuse, explain why.

Reasons that can be reasonable

The Act itself names two situations where refusal is reasonable. Both involve a superior landlord, such as the freeholder of a leasehold flat:

• keeping the pet would put you in breach of your agreement with the superior landlord
• your lease says you need the superior landlord’s consent, you took reasonable steps to get it, and they did not give it

Government guidance gives further examples where refusal may be reasonable:

• another tenant has an allergy
• the property is too small for a large pet or several pets
• the pet is illegal to own

The same guidance says refusal would usually be unreasonable if you:

• do not like pets
• have had problems with past tenants who had pets
• had previous tenants whose pets damaged the property
• have general worries about damage in the future
• think a pet might affect future lettings
• know the tenant needs an assistance animal, such as a guide dog

Look at each request on its own facts. A refusal that would be fair for a large dog in a studio flat may not be fair for a goldfish.

Insurance, deposits and rent

Can I require pet insurance?

Generally, no. The Renters’ Rights Act 2025 contains no power for a landlord to require pet insurance as a condition of consent. Separately, section 1 of the Tenant Fees Act 2019 stops a landlord requiring a tenant to enter into a contract of insurance with a third party in connection with the tenancy. The Act did not create an exception for pets.

Government guidance says you may be able to claim through insurance if you or your tenant already have a relevant policy. You cannot claim for the same damage twice, for example from an insurer and from the deposit.

Can I take an extra pet deposit?

No. There is no separate pet deposit. The normal cap covers the whole tenancy deposit: five weeks’ rent where the annual rent is below £50,000, or six weeks’ rent where it is £50,000 or more. If you already hold the maximum, you cannot ask for more because of a pet. Check the figure with the deposit cap calculator, and see our deposit protection guide for the rules.

You can deduct the cost of repairing pet damage from the deposit at the end of the tenancy, in the usual way.

Can I put the rent up because of a pet?

Not by agreement or letter. For private assured tenancies, rent can only go up through a Section 13 notice on Form 4A, no more than once a year. See rent increase letter vs Section 13 notice for why a letter cannot do it.

Worked example: a flat with a freeholder

You let a leasehold flat. Your lease says pets need the freeholder’s consent.

Two extensions apply, so you take the later one: Monday 23 November 2026. In practice, reply as soon as you have the freeholder’s answer.

If you had not asked for information or contacted the freeholder, your deadline would have been Monday 9 November 2026.

If the freeholder had refused, you could refuse too, because you took reasonable steps and consent was not given. Tell the tenant in writing and explain why.

What happens if you refuse or miss the deadline

Government guidance says a tenant who thinks a refusal is unreasonable can complain to you, or apply to court. If a tenant claims you breached the implied term, the court can order you to perform it. In effect, it can require you to give consent.

Once you consent, you cannot change your mind or change the tenancy agreement to take it back. The guidance says the tenant can still keep the pet.

If a tenant keeps a pet without asking, they may be in breach of the tenancy agreement. Talk to them first and ask them to make a written request.

Common mistakes

• Ignoring the request. Silence does not stop the clock. Reply in writing within 28 days.
• Asking for information too late. A request made after day 28 does not extend your deadline.
• Blanket refusals. A “no pets” policy, or a dislike of pets, is unlikely to be a fair reason.
• Asking for a pet deposit on top of the cap. The cap applies to the whole deposit.
• Making insurance a condition of consent. The Act gives no right to do this.
• Withdrawing consent later. Once given, consent for that pet stands.

Frequently asked questions

Does the 28 days include weekends?

The Act says “the 28th day after the date of the request”. It does not exclude weekends or bank holidays, so count calendar days.

My tenancy agreement says no pets. Does that still apply?

The implied term applies to every private assured tenancy. A “no pets” clause does not let you refuse a request without a fair reason.

Can I agree with conditions?

The Act does not set out conditions you can attach. Keep any conditions reasonable and in writing, and take advice before relying on them.

Does this apply to social housing?

No. The pet request rules in section 16A do not apply to tenancies of social housing.

Can the tenant’s friend bring a dog to visit?

That depends on your tenancy terms. Section 16A covers pets that live at the property. It does not limit what you can agree about animals that only visit.

Next steps

• Make sure new tenancies have a written statement of terms that reflects the pet rules.
• Check your deposit with the tenancy deposit cap calculator.
• Review your other duties in the Renters’ Rights Act landlord checklist.

If you are in a dispute about a pet request, speak to a solicitor; tenants can get advice from Shelter.