Pet Requests Under the Renters' Rights Act: Rights, Refusals, and What Happens Next

Blanket pet bans are gone. Here's how the new pet request process works — for both tenants and landlords.

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Pets are one of the most contentious issues in private renting. An estimated 54% of UK adults own a pet, yet historically, most tenancy agreements contained blanket "no pets" clauses. The Renters' Rights Act 2025 changes this entirely.

From 1 May 2026, tenants have a legal right to request permission to keep a pet, and landlords have strict obligations around how they respond. Get it wrong — on either side — and there are real consequences.

This guide covers the process from both perspectives.

What the Law Says

The Renters' Rights Act 2025 introduces a structured pet request process into the Housing Act 1988. The key provisions:

1. Blanket pet bans are prohibited — Tenancy clauses that unconditionally prohibit pets are unenforceable
2. Tenants have the right to make a pet request — In writing, to the landlord
3. Landlords must respond within 28 days — With consent, a request for more information, or a refusal with valid reasons
4. Deemed consent applies — If the landlord doesn't respond within 28 days plus a 7-day grace period (35 days total), consent is automatically granted
5. Refusals must be reasonable — Only 5 valid reasons for refusing
6. Landlords can require pet insurance — As a condition of granting consent

For Tenants: How to Make a Pet Request

Step 1: Submit a Written Request

Your request must be in writing. Include:

• Your name and the property address
• The type of pet (dog, cat, rabbit, fish, bird, reptile, etc.)
• The breed, age, and any relevant details
• Whether the pet is an assistance animal (this is a separate legal category — see below)

Keep a copy of your request with proof of when it was sent. This matters because the 28-day clock starts from the date the landlord receives your request.

Step 2: Wait for the Response

Your landlord has 28 days from receiving your request to respond. They can:

Step 3: If Your Request Is Refused

If your landlord refuses, their refusal must state one of the 5 valid reasons (see below). If you believe the refusal is unreasonable, you can:

1. Challenge the decision — Write back explaining why you disagree
2. Apply to the First-tier Tribunal — The tribunal can overturn an unreasonable refusal
3. Seek advice — Contact your local Citizens Advice or a housing solicitor

Assistance Animals: A Different Process

If your pet is an assistance animal (guide dog, hearing dog, or other registered assistance animal), the pet request process does not apply. Under the Equality Act 2010, landlords cannot refuse a reasonable adjustment for a disability, which includes assistance animals. Refusing an assistance animal is disability discrimination.

For Landlords: How to Handle a Pet Request Properly

The 28-Day Deadline

When you receive a written pet request, the clock starts immediately. You must respond in writing within 28 days. If you fail to respond within the total 35-day window (28 days + 7-day grace period), consent is deemed granted — and you've lost your right to impose conditions or refuse.

This deadline is not flexible. Mark it in your calendar the moment you receive a request.

The 5 Valid Reasons for Refusing

You can only refuse a pet request on one of these grounds:

Your refusal must:

• Be in writing
• State which of the 5 reasons applies
• Provide a clear explanation of why that reason applies to this specific request
• Be sent within the 28-day deadline

A vague refusal will not stand up. "No pets allowed" is not a valid response. "The property is a second-floor flat with no garden and no lift access, making it unsuitable for a large breed dog" is a valid response under reason 1.

Requesting More Information

If you need more detail before deciding, you can request additional information from the tenant. This pauses the 28-day clock until the tenant responds. Once they respond, you have 7 days to make your final decision.

Common information requests include:

• Breed and size of the pet
• Whether the animal is neutered and vaccinated
• Details of pet insurance
• Care arrangements (who will look after the pet during work hours)
• Number of pets (if the request is vague)

Granting Consent with Conditions

When approving a pet request, you can attach reasonable conditions:

• Pet insurance — You can require the tenant to take out and maintain pet insurance that covers damage to the property. This is the primary financial protection available to landlords.
• Type and number limitations — You can consent to one cat but not three dogs
• Behavioural expectations — Reasonable expectations about noise, fouling, and supervision
• Common areas — Rules about pets in shared communal spaces (HMOs)

Pet Deposits and Financial Protection

Important: Under the Tenant Fees Act 2019, landlords cannot charge a separate pet deposit. The tenancy deposit cap of 5 weeks' rent (or 6 weeks for annual rent above £50,000) applies regardless of whether a pet is present.

What you can do instead:

• Require pet insurance — This is explicitly permitted under the Renters' Rights Act and is the recommended financial protection. Pet insurance policies can cover damage to the landlord's property, third-party liability, and veterinary costs.
• Use the existing deposit — Pet damage beyond fair wear and tear can be claimed from the tenancy deposit at the end of the tenancy, subject to the normal deposit dispute process.
• Include a pet clause — Add reasonable pet-related terms to the tenancy agreement (cleaning responsibilities, flea treatment requirements, etc.)

Documenting the Process

Whether you consent or refuse, document everything:

1. Record when you received the request — Date and method of delivery
2. Record your response — What you decided and when you communicated it
3. Keep copies of all correspondence — Requests, information exchanges, your decision
4. If consenting with conditions — Get the tenant's written agreement to the conditions
5. If requiring pet insurance — Obtain proof of the policy before the pet moves in

This documentation protects both parties. If a dispute arises later, you need to prove you followed the process correctly.

What If a Tenant Gets a Pet Without Asking?

If your tenant acquires a pet without submitting a formal request, the situation is more nuanced than it was under the old rules.

You Cannot Automatically Evict

Under the Renters' Rights Act 2025, having an unauthorised pet is no longer a straightforward breach of tenancy. The Act creates a right to request — but it doesn't remove the obligation to actually make that request.

Steps to Take

1. Write to the tenant — Inform them that they need to submit a formal pet request. Be factual, not confrontational.

2. Give them a reasonable timeframe — Allow 14 days to submit a retrospective request. This is not legally required, but demonstrates reasonableness.

3. Process the request normally — If the tenant submits a request, assess it against the 5 valid reasons as you would any other request.

4. If the tenant refuses to engage — If they neither submit a request nor remove the pet, you may have grounds for a breach of tenancy claim under Ground 12. However, courts will consider whether the pet would have been approved had the tenant asked. If the answer is yes, eviction for this alone is unlikely to be proportionate.

5. If the pet is causing damage — Document the damage with dated photographs and written reports. Damage to the property is a separate issue from the pet request process and can be addressed through the deposit or a breach of tenancy claim.

The Proportionality Test

If you end up seeking possession under Ground 12 for an unauthorised pet, the court applies a proportionality test. Key factors:

• Would you have approved the pet if asked?
• Is the pet causing actual harm or damage?
• Has the tenant otherwise been a good tenant?
• Is eviction a proportionate response?

A judge is unlikely to grant possession solely because a tenant failed to follow the request process, if the pet would have been approved anyway and isn't causing problems.

Pet-Related Disputes: Protecting Yourself

For Landlords

• Respond to every pet request in writing within 28 days
• If refusing, cite one of the 5 valid reasons with a specific explanation
• Require pet insurance as a condition of consent
• Conduct periodic inspections (with proper notice) to check for pet-related damage
• Document any damage immediately with dated photographs
• Keep all pet-related correspondence in a tamper-evident format

For Tenants

• Always submit your pet request in writing with proof of delivery
• Keep a copy of your request and note when it was sent
• If asked for more information, respond promptly — the clock is paused until you do
• If your request is refused, check whether the reason is one of the 5 valid grounds
• Take out pet insurance proactively — it protects you as well as the landlord
• Report any pre-existing damage before bringing the pet in

Quick Reference: Pet Request Timeline

If landlord requests more information:

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Frequently Asked Questions

Q: Can my landlord refuse my pet request under the Renters' Rights Act? A: Yes, but only for one of 5 valid reasons: the property is unsuitable, a superior lease prohibits pets, there are welfare concerns, another HMO tenant has a reasonable objection, or the landlord has a documented allergy. A blanket "no pets" policy is no longer enforceable. The refusal must be in writing with a specific explanation.

Q: What happens if my landlord doesn't respond to my pet request? A: If your landlord fails to respond within 28 days (plus a 7-day grace period), consent is deemed granted automatically. You can then keep the pet. However, keep proof that you submitted the request and that no response was received.

Q: Can my landlord charge a pet deposit? A: No. Under the Tenant Fees Act 2019, landlords cannot charge a separate pet deposit. The overall deposit cap (5 weeks' rent, or 6 weeks for higher-rent properties) applies regardless of pets. However, landlords can require you to take out pet insurance as a condition of granting consent.

Q: What if my tenant gets a pet without asking permission? A: Write to the tenant and ask them to submit a formal pet request within a reasonable timeframe (e.g., 14 days). If they submit a request, process it normally. If they refuse to engage and the pet is causing problems, you may have grounds under Ground 12 (breach of tenancy), but courts will consider whether the pet would have been approved had the tenant asked.

Q: Does the pet request process apply to assistance animals? A: No. Assistance animals (guide dogs, hearing dogs, etc.) are covered by the Equality Act 2010, not the pet request process. Refusing a reasonable adjustment for a disability, including an assistance animal, is disability discrimination.

Q: Can I ask for pet insurance as a condition? A: Yes. The Renters' Rights Act explicitly allows landlords to require pet insurance as a condition of granting consent. This is recommended as the primary financial protection, since separate pet deposits are not permitted under the Tenant Fees Act 2019.

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This guide is for informational purposes and does not constitute legal advice. Pet request disputes can involve complex considerations around property suitability, disability rights, and leasehold restrictions. For specific situations, consult a qualified property solicitor.

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Further Reading:

• Renters' Rights Act 2025 Landlord Guide
• Section 8 Evidence Guide: What You Need to Prove Each Ground
• WhatsApp vs Evidence Platforms

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Sources:

• Renters' Rights Act 2025 — Pet Provisions
• GOV.UK Renters' Rights Act Implementation Roadmap
• Tenant Fees Act 2019
• Equality Act 2010 — Reasonable Adjustments
• NRLA Pet Guidance for Landlords