Key Pet-Related Provisions in the Renters' Rights Act
What the law says about pets in rented properties
Under the Renters’ Rights Act, a tenant on a relevant private rented tenancy can ask in writing for permission to keep a pet. The request must include a description of the pet. A landlord must respond in writing and cannot unreasonably refuse consent.
These pet-request rules apply to tenancies in the private rented sector in England. They do not apply in the same way to social housing tenancies.
How long does a landlord have to reply?
In most cases, a landlord has 28 days to respond to a written pet request. That response must be given in writing.
The timing can be extended in some situations:
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if the landlord reasonably asks for more information about the pet within the original 28 days, they may delay their decision until 7 days after the tenant provides that information
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if the landlord needs consent from a superior landlord and seeks it within the original 28 days, they may delay their decision until 7 days after receiving that response
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the landlord and tenant can also agree a later date in writing.
When can a landlord refuse?
Landlords still have the right to refuse a pet request where there is a valid and reasonable basis for doing so. The law and official guidance indicate that refusal may be reasonable where, for example:
- the pet is unsuitable for the property, such as a large dog in a very small flat
- another tenant has an allergy
- the pet is illegal to own
- allowing the pet would put the landlord in breach of a superior lease, or superior landlord consent is needed and cannot be obtained despite reasonable steps being taken
A landlord should not refuse simply because they do not like pets, have general concerns about possible future damage, or think a pet may make future lettings harder. Official guidance also makes clear that landlords should not refuse where the tenant needs an assistance animal, such as a guide dog.
What happens if permission is granted?
If a landlord agrees to a tenant keeping a pet, that pet is not treated as a breach of the tenancy. If the tenant later wants to keep a different pet, they will usually need to ask for consent again. It is sensible for both parties to keep a written record of what has been agreed.
What about pet damage?
The Act does not remove a landlord’s right to recover the cost of genuine damage. Government guidance says landlords can use the normal tenancy deposit to cover repair costs caused by pet damage, but they must not recover the same loss twice, for example through both insurance and the deposit.
What this means for tenants and landlords
For tenants, the new rules make it easier to ask to keep a pet and require landlords to consider requests fairly.
For landlords, the law still allows refusal where there is a reasonable and evidence-based justification.
The key change from 1 May 2026 is that pet requests must now be handled under a clear statutory process, with written responses and defined timescales.
