Pet request
A pet request is a written request from a tenant asking their landlord for consent to keep a pet in a rented property. From 1 May 2026, section 11 of the Renters' Rights Act 2025 implies into every assured periodic tenancy in England a right for the tenant to keep a pet, provided the landlord consents and that consent is not unreasonably withheld. This replaces the previous position, under which landlords could impose blanket "no pets" clauses with no obligation to consider individual requests. The new framework covers all species, not only cats and dogs, but reptiles, birds, rabbits, and other animals, and applies to both new and existing tenants.
The written request requirement
A pet request must be made in writing and must include a description of the pet. "In writing" includes email. The tenant does not need to use any particular format, but the request should identify the type of animal, the breed or species, and enough detail for the landlord to make an informed assessment. A landlord who receives a verbal request can ask the tenant to put it in writing before the statutory process begins.
The 28-day response obligation
Once a written request is received, the landlord must give or refuse consent in writing on or before the 28th day. The Act specifies two situations in which this period is extended:
Where the landlord reasonably requests further information, for example, the pet's size, age, breed, or whether it has been house-trained, that request must be made within the original 28 days. The landlord then has until the 7th day after the tenant provides the information to give a final response.
Where the property is leasehold, a flat in a block, for example, the landlord must check their head lease before responding, since a superior landlord or freeholder may prohibit pets outright. If the landlord seeks the superior landlord's consent within 28 days, they may delay their response until the 7th day after the superior landlord's decision is received.
The Act does not state that failure to respond is treated as deemed consent. The tenant's remedy for a landlord who does not respond in time is to apply to the First-tier Tribunal (Property Chamber) for a determination. August's smart reminders feature can be set to flag the 28-day response deadline as soon as a pet request is logged, so landlords never miss a deadline under the new regime.
What counts as reasonable refusal
Landlords cannot refuse a pet request without a legitimate reason connected to the specific property or the particular animal. The Act provides that refusal is reasonable where it would cause the landlord to be in breach of a superior lease, or where the superior landlord has been approached but has not given consent. Government guidance published alongside the Act identifies further examples of reasonable grounds: the property being unsuitable for the type of animal (a large dog in a small flat with no outdoor space, for example); a prohibited breed under the Dangerous Dogs Act 1991; an allergy or documented health risk to another occupier; or legitimate concerns about the welfare of the animal in the property.
Grounds that are unlikely to be reasonable include a general dislike of pets, vague concerns about possible future damage, or a blanket policy applied without considering the specific request. The assessment must be based on the individual animal and the individual property, not a category.
From working with self-managing landlords, the most important practical shift is documentation. Under the previous regime a landlord could simply say no. Under the new framework every refusal needs a written reason, and that reason needs to be defensible if challenged at tribunal.
Consent once given
If a landlord grants consent, that decision is permanent for the specified pet. It cannot be withdrawn simply because the landlord changes their mind, or because a new landlord takes over the property. The agreed pet is not a breach of the tenancy. A further pet, a second dog, for instance, requires a fresh request and a fresh decision.
Pets without consent
If a tenant keeps a pet without making a request, or after a refusal, this is a breach of the tenancy agreement. With Section 21 abolished, a landlord cannot use no-fault possession to remove a tenant who has an unauthorised pet. Where possession is sought, the landlord must establish a ground under Section 8, most likely Ground 12 (breach of a term of the tenancy), which is discretionary, meaning the court must consider whether eviction is reasonable in all the circumstances. If the pet has caused damage, Grounds 13 or 15 may also be available. The stronger position is to manage the issue through dialogue and, where necessary, through the Section 21 successor framework, rather than allowing a breach to escalate. If a landlord grants consent and the pet causes damage, that damage can be claimed from the tenancy deposit within the legal cap at the end of the tenancy, but the landlord cannot recover the same loss twice from both the deposit and a separate insurance policy.
For a full guide to managing pets in rental properties, including template letters, insurance options, and how to handle pet damage at the end of a tenancy, see our pets in rental property guide for landlords.
Frequently asked questions
Does the new pet right apply to existing tenants?
Yes. The right to request a pet under section 11 of the Renters' Rights Act 2025 applies to all assured periodic tenancies in England, including tenancies that were in place before 1 May 2026 and were converted to assured periodic tenancies on that date. An existing tenant can make a written request at any point.
Can a landlord charge a higher deposit for a pet?
No. The deposit cap under the Tenant Fees Act 2019, five weeks' rent for properties with an annual rent below £50,000, applies regardless of whether a pet is present. Landlords cannot take an additional "pet deposit" on top of the standard deposit. However, legitimate pet-related damage can be claimed from the existing deposit at the end of the tenancy in the usual way.
Does the pet right apply to all animals, or only cats and dogs?
All species. The statutory right applies to any pet the tenant wishes to keep cats, dogs, rabbits, birds, fish, reptiles, and others. The landlord's ability to refuse is not based on species alone; it must be based on a legitimate reason connected to the specific property and circumstances. The Dangerous Dogs Act 1991 is unaffected: prohibited breeds, including the Pit Bull Terrier, Japanese Tosa, Dogo Argentino, and Fila Brasileiro, cannot be kept regardless of the landlord's consent or the Renters' Rights Act.
