Pets in rented homes: the new rules for landlords

The Renters' Rights Act pets rules mean any private tenant in England can ask in writing to keep a pet, and you must answer in writing within 28 days and must not refuse unreasonably. You can say no for a good reason, such as a lease that bans pets, but not because you dislike animals or worry about damage in general. Once you agree, you can't take the consent back.

Renters' Rights Act pets rules at a glance

The rules are in sections 16A and 16B of the Housing Act 1988 and have applied since 1 May 2026:

• every private assured tenancy contains an implied term that the tenant may keep a pet if they ask and you consent;
• your consent must not be unreasonably refused;
• the tenant must ask in writing and describe the pet;
• you must reply in writing within 28 days, with reasons if you refuse;
• a refusal because a superior lease forbids pets is always reasonable.

The written statement of terms for every new tenancy must tell the tenant they can ask to keep a pet and that you must not unreasonably refuse. These rules cover England; Wales, Scotland and Northern Ireland have their own law.

How must a tenant ask?

A valid request is in writing and describes the pet. A passing mention at a viewing or a phone call is not a request under the Act, though it is sensible to point the tenant to the written process.

Each pet needs its own request. If a tenant who already has your consent for one cat wants a second, that is a new request with a new 28-day clock.

How long do you have to reply?

The basic deadline is 28 days from the request. It can move in three situations:

• You need more information. If you reasonably ask for more information within the 28 days, the deadline becomes the later of the end of the original 28 days or 7 days after the information arrives. If the tenant never provides it, you don't have to decide.
• You need a superior landlord's consent. If your lease means the freeholder or head landlord must consent, and you ask them within the 28 days, your deadline becomes 7 days after they answer.
• You both agree a later date.

Scenario	Deadline
Request received 2 November 2026, nothing else needed	29 November 2026
Same request; you ask for details on 10 November and they arrive on 20 November	29 November 2026 (the original 28 days end later)
Same request; the details arrive on 26 November	2 December 2026 (7 days after the information)
You ask the freeholder on 9 November and they reply on 1 December	7 December 2026 (7 days after their answer)

These dates count the day the request, the information or the answer arrives as day 1. That is the safer reading, so you are never a day late.

When can you refuse a pet request?

Refusals must be in writing and give your reasons.

Reasonable grounds to refuse	Unreasonable grounds to refuse
The pet would breach a superior lease (always reasonable in law)	You don't like pets
The superior landlord withholds consent after you took reasonable steps to get it (always reasonable in law)	You have had problems with pets before
Another tenant in the property has an allergy (GOV.UK example)	General worries about damage
The property is too small for the animal (GOV.UK example)	Refusing an assistance animal
The animal is illegal to keep (GOV.UK example)

The GOV.UK examples are guidance, not a complete list. Judge each request on the actual pet and the actual property, and write down why.

Can you require pet insurance or charge more?

The Act as passed gives landlords no power to require pet insurance. GOV.UK has not said whether you can require a tenant to buy insurance or charge a pet fee. A charge that isn't one of the payments allowed under the Tenant Fees Act 2019 would be prohibited, so don't add a pet fee to the tenancy.

What you can rely on is the deposit. It can cover pet damage at the end of the tenancy like any other damage, within the usual cap of 5 weeks' rent (annual rent under £50,000) or 6 weeks' rent (£50,000 or more), protected in an approved scheme. See our guide to deposit protection.

If you want to raise the rent for any reason, it has to go through a Section 13 notice, at most once a year.

What happens after you decide?

If you refuse unreasonably

There is no civil penalty for an unreasonable refusal. The tenant's remedy is to complain to you and, if that fails, to apply to court for an order of specific performance, which makes you comply with the pet term in the tenancy. GOV.UK's guidance for tenants points them to both routes. A court case costs you time and money, so a clear, reasoned decision within the deadline is the best protection.

After you say yes

Consent is permanent for that pet. Once given, you can't withdraw it, and the tenancy can't be changed to take it back. Keep a copy of the request and your reply on the tenancy file, and use your check-in inventory to record the condition of the property.

Template: replying to a pet request

Adapt these to your own facts.

Consent Dear [tenant name], thank you for your written request dated [date] to keep [description of the pet] at [property address]. I consent to you keeping this pet at the property. This consent covers this animal only; please ask in writing if you would like to keep any other pet. Yours sincerely, [landlord name], [date]

Request for more information Dear [tenant name], thank you for your request dated [date] to keep a pet at [property address]. To decide, I need the following information: [for example the breed and adult size of the dog]. I will reply within 7 days of receiving it. Yours sincerely, [landlord name], [date]

Refusal with reasons Dear [tenant name], thank you for your request dated [date] to keep [description of the pet] at [property address]. I am unable to consent because [specific reason, for example: the lease of the flat from the freeholder does not allow pets, and a copy of the relevant clause is attached]. Yours sincerely, [landlord name], [date]

What to do next

Set up a simple log of pet requests with the date received and your reply deadline, so nothing slips past 28 days. If you let a flat under a lease, check what it says about pets now, before a request arrives. For the other tenancy rules, see the Renters' Rights Act hub, and if you let rooms in a shared house, read our guide for HMO landlords.