Pets — Tenant requests under the Renters' Rights Act

The Renters’ Rights Act gives England tenants a statutory right to request to keep a pet from 1 May 2026. Landlords must not unreasonably refuse and must respond within 28 days. Failure to respond is deemed consent. This guide explains the process, what counts as reasonable grounds to refuse, and what records to keep. Reviewed March 2026.

What the rule is

From 1 May 2026, tenants in England have a right to request to keep a pet under the Renters’ Rights Act. The key requirements are:

• Tenant must make a written request — asking for permission to keep a named pet (type and breed)
• Landlord must respond in writing within 28 days — either granting consent, refusing consent with reasons, or requesting further information (which pauses the 28-day clock)
• Landlord cannot unreasonably refuse — refusal must be based on legitimate grounds
• Landlord can require pet damage insurance — as a condition of granting consent
• Consent is deemed if no response within 28 days — so landlords must act promptly

When it applies

• From 1 May 2026 for all assured periodic tenancies in England
• Both new tenancies and existing tenancies converting to periodic on 1 May 2026
• The right to request applies throughout the tenancy — tenants can make a request at any time

What landlords must do

• Set up a process to receive and respond to written pet requests within 28 days
• Keep a record of all pet requests received, the date received, and the date and content of your response
• If refusing, document the specific grounds for refusal
• If granting consent, consider requiring the tenant to obtain pet damage insurance and keep evidence of the policy
• Monitor any consent condition (pet insurance renewal)

Reasonable grounds to refuse

Reasonable grounds may include:

• The property is a flat or maisonette where the lease prohibits pets (freeholder restrictions)
• The pet in question would be unsuitable for the property size (e.g. a large dog in a studio flat)
• The tenant has a history of pet-related damage in a previous tenancy (evidenced)
• The property is listed or has specialist features that would be at heightened risk
• Specific health or safety concerns (e.g. shared spaces in an HMO)

Blanket “no pets” policies with no individual assessment are unlikely to be considered reasonable refusal.

What evidence to keep

• The tenant’s original written pet request (date, pet description)
• Your written response within 28 days (date sent, content, method of service)
• Any request for further information and the tenant’s reply
• Evidence of any pet insurance policy (if required as a condition)
• Records of any pet-related damage noted at checkout

Common mistakes

• Not responding within 28 days — consent is deemed by law; you lose the right to object
• Blanket “no pets” clauses in tenancy agreements — these cannot be enforced after 1 May 2026 against this statutory right
• Refusing without giving reasons — you must state the grounds for refusal in writing
• Not recording your response method — if a dispute arises, you need to prove you responded within 28 days and how

FAQ

Can I still say no to pets? Yes — but only with reasonable grounds specific to the pet and property. A blanket prohibition will not be enforceable.

What if the tenant’s lease or building rules prohibit pets? If your own lease as the landlord prohibits pets, you may be able to refuse on that basis. You should provide evidence of the superior lease restriction.

Can I charge an additional deposit for a pet? No — the deposit cap (5 weeks’ rent) remains fixed regardless of whether a pet is kept. However, you can require the tenant to hold pet damage insurance.

What counts as pet damage insurance? Insurance that covers damage caused by the pet to the property. The policy must cover repair or replacement of the landlord’s fixtures, fittings, and fabric of the building. Advise tenants to show you the policy terms before granting consent.

What if the tenant gets a pet without asking? This remains a breach of the tenancy agreement if no permission was granted. You can still take appropriate action — but note that from 1 May 2026 the tenant has a right to ask, so consider whether a request would have been reasonable to grant before pursuing enforcement.