- Since 1 May 2026, a tenant can ask in writing to keep a pet, and the landlord cannot unreasonably refuse.
- The landlord must reply in writing within 28 days. Asking for more details gives the rest of the 28 days or 7 more days, whichever is later.
- Refusing because you dislike pets or worry about future damage is usually unreasonable. A head lease that bans pets is always a valid reason.
- There is no separate pet deposit: everything must fit within the normal cap of 5 weeks' rent (6 weeks if annual rent is £50,000 or more).
- Once you say yes, you cannot withdraw permission later. A further pet needs a new request.
How a pet request works
The rules apply to assured periodic tenancies in England. The tenant must ask in writing and describe the pet, for example its type, size and any space it needs. Each request has to be looked at on its own merits: blanket "no pets" policies no longer hold.
| Step | What happens | Time limit |
|---|---|---|
| 1. Request | Tenant asks in writing and describes the pet | Day 0 |
| 2. More details (optional) | Landlord can ask about breed, size or number of pets. If the tenant does not reply, the request need not be considered | Within 28 days |
| 3. Decision | Written yes, or a written refusal with the reason | 28 days, or 7 days after the reply if later |
| 4. Head lease | Leaseholder landlords may need the freeholder's consent; check the lease terms first | Start straight away |
If a tenant thinks a refusal is unreasonable, they can complain to the landlord or apply to court. Once the Private Rented Sector Landlord Ombudsman launches (expected in 2028), tenants will also be able to complain there.
When a refusal is likely to be reasonable
There is no fixed list in the law, but the government's guidance gives clear examples on each side of the line.
| May be reasonable | Usually unreasonable |
|---|---|
| Another tenant in the home has an allergy | The landlord simply dislikes pets |
| The property is too small for a large pet or several pets | Past tenants' pets caused problems or damage |
| The animal is illegal to own | General worries about future damage |
| The freeholder or head lease does not allow pets | A belief that a pet might put off future tenants |
| The tenant needs an assistance animal, such as a guide dog |
Whatever the answer, put it in writing. A refusal should explain the reason.
Deposits, damage and insurance
Pet-related payments must still follow the Tenant Fees Act. The total tenancy deposit is capped at 5 weeks' rent where annual rent is below £50,000, and 6 weeks' rent where it is between £50,000 and £100,000. There is no extra pet deposit on top.
- Repair costs caused by a pet can be deducted from the deposit at the end of the tenancy, so a detailed inventory matters.
- A landlord may claim on a relevant insurance policy held by the landlord or the tenant, but the same damage cannot be claimed twice (insurance and deposit).
- A power to make tenants buy pet insurance was dropped before the Act was passed, so check whether your own landlord policy excludes pet damage.
Once you say yes
Permission, once given, cannot be withdrawn, and the tenancy agreement cannot be changed to take it back. The tenant can keep that pet. A request for another pet is a new request and goes through the same process.
Key dates
What to do now
- Date-stamp every request. The 28-day clock starts when the written request arrives, so log it the same day.
- Ask for details early, in writing. Type, breed, size and number of animals, so you can make a fair decision in time.
- Leasehold flat? Read the head lease now. If it needs the freeholder's consent, request it straight away; if it bans pets, tell the tenant in writing.
- Check your landlord insurance for pet-damage exclusions and consider whether pet-damage cover is worth adding.
- Make the inventory thorough. Dated photos of floors, doors and gardens at check-in make any pet-damage deduction easier to support.
- Decide on the facts and put it in writing. A clear reason protects you if the decision is challenged.
With full management from Morgan Prescott, requests like this come to us: we reply in writing within the deadlines, check the lease and insurance position, and take the landlord's instructions before anything is agreed.
See how our full management works →Questions landlords ask
Can I refuse because a previous tenant's pet caused damage?
What happens if I miss the 28-day deadline?
Can I charge a higher deposit for a pet?
Can I make the tenant take out pet insurance?
My flat's lease bans pets. Do I have to say yes?
- GOV.UK: If a tenant wants a pet to live with them (guidance for landlords)
- GOV.UK: Guide to the Renters' Rights Act
- GOV.UK: Implementing the Renters' Rights Act 2025, roadmap
- GOV.UK: Tenant Fees Act 2019, guidance for tenants
- NRLA: A guide to pets in rental properties
- Propertymark: Pet insurance withdrawn from Renters' Rights Bill
Next update: We will update this pack when the government publishes the ombudsman's start date.
General information, not legal advice. Rules and figures change, so check GOV.UK or a qualified adviser before acting.