Renters' Rights Act Pets: How Landlords Should Handle a Pet Request

The Renters' Rights Act pets rules have applied in England since 1 May 2026: a tenant can ask in writing to keep a pet, you must answer in writing within 28 days, and you cannot unreasonably refuse. This post sets out what the Act and the government's guidance say, how to work out your deadline, three reply templates, and what to keep on file.

This is general information, not legal advice. It covers assured tenancies in England and reflects official sources checked in September 2026. If a request is unusual, or your lease or head lease is unclear, check the sources below or take advice.

Renters' Rights Act pet ownership: what the law says

Section 11 of the Renters' Rights Act 2025 inserts new sections 16A and 16B into the Housing Act 1988. It makes it an implied term of every assured tenancy that a tenant may keep a pet if they ask and the landlord consents, that consent is not to be unreasonably refused, and that the landlord gives or refuses consent in writing on or before the 28th day after the request (legislation.gov.uk, Renters' Rights Act 2025, section 11, checked September 2026). Section 11 came into force on 1 May 2026.

The details that matter in practice:

• The request must be in writing and include a description of the pet. The government's guidance says that means what type of animal it is, how big it is and how much room it will need (gov.uk, if a tenant wants a pet to live with them, checked September 2026). An email counts as writing.
• "Pet" means an animal kept mainly for personal interest, companionship or ornamental purposes. It covers a pet that lives at the property even if the tenant is not its owner.
• It is an implied term, so it applies whatever your tenancy agreement says. A "no pets" clause does not remove the right to ask.
• Once you agree, you cannot change your mind or change the tenancy agreement, according to the same gov.uk page.

Your deadline: 28 days, and when it moves

The basic rule is a written answer on or before the 28th day after the date of the request. Two things can move it.

You ask for more information. If you reasonably ask for more detail about the pet within the 28 days, you have until the later of the original deadline or 7 days after the tenant replies.

You need a superior landlord's consent. If you are a leaseholder and your lease needs the freeholder's consent, you can wait until 7 days after the freeholder gives their decision.

A worked example, with dates you can swap for your own:

Put the deadline in your calendar the day the request arrives. If you do not respond within 28 days, the government's tenant guidance tells tenants they can complain (gov.uk, if you want a pet to live with you, checked September 2026).

Reasonable and unreasonable reasons to refuse

The Act itself names two reasonable grounds: keeping the pet would put you in breach of an agreement with a superior landlord, or that agreement requires the superior landlord's consent and you have taken reasonable steps to get it without success.

The government's guidance gives more examples. It lists these as reasonable reasons to refuse:

• another tenant in the property has an allergy;
• the property is too small for a large pet or several pets;
• the pet is illegal to own;
• the freeholder does not allow pets.

And these as unreasonable:

• you do not like pets;
• you have had problems with tenants who had pets in the past;
• the tenant needs an assistance animal, such as a guide dog.

The tenant-facing page adds that worrying about possible future damage is usually not a reasonable reason on its own. Each request has to be considered on its facts, and a refusal must be explained in writing.

If a tenant thinks a refusal is unreasonable, they can complain to you or apply to the court, and the Act lets the court order you to perform the obligation (section 16B(5)).

Insurance, deposits and damage

Insurance. The Renters' Rights Act as passed contains no provision letting a landlord require a tenant to take out pet insurance. Separately, the government's fees guidance lists requiring a tenant to pay for insurance among the prohibited payments under the Tenant Fees Act 2019 (gov.uk, fees you can charge as part of a tenancy, checked September 2026). Older articles written while the Bill was going through Parliament say otherwise; check the date on anything you read.

Deposit. There is no separate pet deposit. Any deposit sits inside the usual cap of five weeks' rent where the annual rent is under £50,000.

Damage. The gov.uk guidance says you can keep money from the deposit to cover repair costs caused by pet damage, but you cannot claim for the same damage twice, for example from both an insurance policy and the deposit.

So the practical protection is a thorough check-in inventory with dated photos, and a check-out that compares against it.

How to handle a pet request, step by step

1. Log the date the written request arrived and calculate the 28-day deadline.
2. Check the description. If you cannot judge the request without the animal's size, number or care needs, ask for them in writing now.
3. Check your lease if the property is leasehold, and write to the freeholder straight away if their consent is needed.
4. Consider it on its facts: the property's size and outside space, other occupants, the type and number of animals.
5. Reply in writing before the deadline, with reasons if you refuse.
6. Update your records and, if you agree, note the pet on the inventory at the next inspection.

Reply templates

Adjust the details; keep the structure.

Asking for more information

Dear [name], thank you for your request of [date] to keep [animal] at [address]. To consider it properly, please tell me: the breed and adult size, how many animals, where it will sleep and be exercised, and who will look after it when you are away. Once I have your reply I will give you my decision in writing. Kind regards, [name]

Consent

Dear [name], further to your request of [date], I consent to you keeping [one medium-sized dog, named Bella] at [address]. Please keep the property clean and in good repair, and tell me about any damage promptly. This consent covers the animal described; please ask separately for any other pet. Kind regards, [name]

Refusal with reasons

Dear [name], thank you for your request of [date] to keep [animal] at [address]. I have considered it carefully and I am refusing it because [the lease for the flat, clause X, prohibits keeping animals without the freeholder's consent; I asked the freeholder on [date] and they refused on [date]. A copy of their reply is attached]. If circumstances change, you are welcome to ask again. Kind regards, [name]

A refusal should give a real, specific reason tied to the property or the request. "No pets policy" is not one.

Pets in your adverts

A blanket "no pets" line in an advert sits badly with a tenant's right to ask. "Pets considered on request" is accurate and invites the conversation you are now obliged to have anyway. The other rules for the advert itself, one stated rent and no bidding, are covered in writing lettings adverts under the Renters' Rights Act.

What to record

Keep one file per request:

• the tenant's written request and the date it arrived;
• your calculated deadline;
• any questions you asked, and the answers, with dates;
• correspondence with the freeholder or superior landlord;
• your decision, the date you sent it and your reasons;
• the inventory and photos that show the property's condition before the pet.

If a refusal is ever challenged, that file is your evidence that you considered the request and answered on time.

Wales, Scotland and Northern Ireland

The pet rules described here are for assured tenancies in England. Wales, Scotland and Northern Ireland have their own tenancy law; check the Welsh Government, mygov.scot or nidirect pages for your nation.

Where this fits with the rest of the Act

Pets are one of several changes that came in on 1 May 2026. The Renters' Rights Act landlord checklist lists the rest by phase, and how to become a landlord in the UK covers the duties that apply before any tenancy starts.

Where Loftfolio fits

Loftfolio is a lettings website with an applicant pipeline behind it. UK listings get material-information fields built in: price, tenure, council tax band, and the deposit on a letting, and each listing carries one rent figure. Only enquiries made through your own Loftfolio site become applications, so you can message applicants from their record. It does not handle tenancy agreements, pet consents, deposits or rent; those stay with you. The full list is on not for you.

Next step

Take the three templates above and save them where you keep your tenancy documents, so the next request gets a reply on day one rather than day 27.