Pets in rented property in England: the 28-day reply

Last updated 26 Oct 2026

In England, a private landlord can refuse a tenant's request to keep a pet only for a reasonable reason, and must answer in writing within 28 days. The rule is an implied term of every private assured tenancy from 1 May 2026, under the Renters' Rights Act 2025. This page covers England only; Scotland, Wales and Northern Ireland have their own law.

The rule in brief

Who it covers. Every assured tenancy that is not social housing, under section 16A of the Housing Act 1988. Since 1 May 2026 that is almost every private tenancy in England.
When it started. 1 May 2026. Section 11 of the Renters' Rights Act 2025 inserted the rule, and SI 2026/421 brought it into force for private tenancies.
The tenant's request. It must be in writing and describe the pet, under section 16B.
The landlord's reply. Consent must be given or refused in writing within 28 days of the request, and "is not to be unreasonably refused".
What counts as a pet. An animal kept mainly for personal interest, companionship or ornamental purposes. A tenant "keeps" a pet if they let it live at the property, even if they do not own it.

GOV.UK's landlord overview puts it simply: "You can only refuse this if you have a valid reason."

The 28 days, and when they stretch

The 28 days run from the date of the tenant's written request. The Act allows three ways to extend them:

Situation	New deadline	Source
You ask the tenant for more information within the 28 days	7 days after the tenant gives it; no duty to decide if they never do	s.16A(2)
You need a superior landlord's consent and ask for it within the 28 days	7 days after the superior landlord replies	s.16A(3)
You and the tenant agree a later date	The agreed date	s.16A(4)

GOV.UK's tenant guide describes the further-information rule as the rest of the original 28 days or 7 more days, whichever is later. If more than one extension applies, the latest date wins.

Reasons that can be reasonable

The Act names two cases where refusing is reasonable, both about a building you do not own outright:

keeping the pet would break your lease or agreement with a superior landlord, such as a freeholder; or
your superior landlord's consent is needed, you took reasonable steps to get it, and you did not get it.

GOV.UK's tenant guide gives more examples where a refusal may be reasonable:

someone the tenant lives with has an allergy;
the property is too small for a large pet or several pets;
a freeholder owns the property and does not allow pets;
the pet is illegal to own.

Reasons that are usually unreasonable

The same guide says a refusal would usually be unreasonable if the landlord:

does not like pets;
has had problems with tenants who had pets, or previous pets that damaged the property;
has general worries about future damage;
thinks a pet might affect future lettings;
knows the tenant needs an assistance animal, such as a guide dog.

Whatever the answer, put it in writing. GOV.UK tells tenants that a landlord who refuses "should explain why".

Deposits, damage and pet insurance

No extra pet deposit above the cap. The tenancy deposit cap is 5 weeks' rent, or 6 weeks' where the annual rent is £50,000 or more, under Schedule 1 of the Tenant Fees Act 2019. A pet does not raise the cap.
You cannot require pet insurance. Section 1(3) of the Tenant Fees Act 2019 bars a landlord from requiring a tenant to enter into a contract of insurance with a third party. Section 16A has no insurance exception.
Damage comes out of the deposit. GOV.UK says a landlord can keep money from the deposit to cover pet damage, or claim on the tenant's pet insurance if they have any, but not both for the same damage. See deposit deductions and fair wear and tear.
Record the condition. A dated check-in inventory is the evidence an adjudicator compares at the end.

If a landlord gets it wrong

GOV.UK tells tenants they can complain to the landlord or letting agent if there is no reply within 28 days, or if they think the refusal is unreasonable. Under section 16B, a court can order a landlord to perform the duty. The Act also creates a landlord ombudsman, but we found no commencement date for it when this page was checked.

A simple process

Note the date the written request arrived; the 28 days start then.
If you need more detail (type, size, age, where it will sleep), ask in writing within the 28 days.
If you lease from a freeholder, check the lease and ask for consent straight away.
Decide on the facts of this pet and this home, and reply in writing with your reasons.
Keep the request, your questions and your reply with the tenancy records.

Keep the paper trail with Letbook

Letbook is a compliance tracker for private landlords. It does not handle pet requests or send replies for you. You can add the tenant's request and your written answer as notes and documents on the property's dated timeline, next to its gas safety, electrical and deposit protection items. Sign up free.

Sources

Facts checked on 26 October 2026, relying on the 1 May 2026 commencement in SI 2026/421. This page is general information, not legal advice.