Pet Requests Under the Renters' Rights Act 2025 (2026 Legal Guide) — Rules & Requirements
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Sourced from UK Acts of Parliament, statutory instruments, and official guidance. Written in plain language for general understanding — this is educational content, not legal advice. Our editorial standards
What is this right?
Section 11 of the Renters' Rights Act 2025 creates a brand-new statutory tenant right: the right to request a pet, and the right to a reasoned, timely landlord response.
The mechanics:
- Tenant submits written request to the landlord, specifying the pet (species, breed where relevant, age, whether neutered, any prior accommodation history).
- Landlord has 28 days to respond in writing. Consent, conditional consent, or refusal — each in writing.
- Failure to respond within 28 days = deemed consent. The tenant can keep the pet.
- Refusal must be on reasonable grounds. The Act lists examples but doesn't limit reasonableness to them — the question is fact-specific.
- Tenant can appeal a refusal via the Private Rented Sector Ombudsman (once operational) or by court application.
What counts as reasonable refusal:
- Property is physically unsuitable (e.g., a top-floor flat with no outdoor access for a large dog).
- The lease the landlord holds (freeholder / head landlord) prohibits pets and the landlord cannot get consent.
- The pet is statutorily restricted (Dangerous Dogs Act 1991, Animal Welfare Act 2006).
- The landlord has a documented allergy.
- Specific evidence the tenant will be an irresponsible owner (e.g., previous letting where they did not control the animal).
- Welfare concern — the working hours and household arrangements would result in distress to the animal.
What is not a reasonable ground:
- General dislike of pets.
- A blanket no-pets policy.
- Concerns about damage that can be addressed by pet damage insurance.
The Act allows landlords to require either pet damage insurance taken out by the tenant OR a reasonable premium paid on the landlord's own policy.
When does it apply?
- You are an assured tenant (APT from 1 May 2026).
- You want to keep a pet, or already have one and want to formalise consent.
- Your existing tenancy agreement contains a blanket "no pets" clause — from 1 May 2026 such clauses are unenforceable.
What should you do?
- Send a written pet request — email is fine — specifying the species, breed, age, and any relevant background (prior tenancy with the same pet, training, neutering status). The clearer the request, the faster the consent.
- Diary the 28-day deadline. If the landlord has not responded within 28 days, write again confirming the request is deemed consented to under RRA 2025 s. 11.
- If refused, ask for reasons in writing. The landlord must give reasonable grounds — vague reasons ("company policy") are not enough.
- If the refusal seems unreasonable, raise a formal complaint to the landlord (Stage 1), then escalate to the Private Rented Sector Ombudsman (once operational) or apply to the County Court.
- For pet damage insurance, shop around. Specialist pet-deposit insurance policies typically cost £100–£250/year — cheaper than the historical "pet deposit" of an extra month's rent (which is also no longer allowed under the Tenant Fees Act 2019).
- Document the pet's behaviour. Photos and references from previous landlords help significantly if the landlord raises welfare or behavioural concerns.
What should you NOT do?
- Don't bring a pet in without making a written request first. Even though blanket bans are unenforceable, an undisclosed pet in breach of the request process is a potential Section 8 ground (breach of tenancy condition under Ground 12, discretionary).
- Don't agree to a "pet deposit" in addition to your existing tenancy deposit. The Tenant Fees Act 2019 caps deposits at 5 weeks' rent (or 6 weeks for higher-rent tenancies). The RRA 2025 does not change this — and a separate pet deposit beyond the cap is unlawful.
- Don't take the landlord's first "no" as final. Ask for reasons in writing. Many refusals soften when the landlord realises they need to articulate them.
- Don't keep a banned breed. Dangerous Dogs Act 1991 prohibitions override any tenancy permission.
About Housing Rights in United Kingdom
If you rent in England or Wales, your tenancy mostly runs under the Housing Act 1988. The Renters' Rights Act 2025 ends Section 21 'no-fault' evictions from 1 May 2026 and turns every assured shorthold into a rolling periodic tenancy. Repairs sit under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018, deposits must be protected within 30 days, and discrimination is covered by the Equality Act 2010. Scotland and Northern Ireland have separate rules.
Common Questions
Can my landlord still ban pets outright?
No. Blanket "no pets" policies are unenforceable from 1 May 2026 for new tenancies. The landlord must consider each request on its merits and either consent or refuse for reasonable grounds, in writing, within 28 days.
What if my landlord doesn't reply to my pet request?
If 28 days pass without a written response, consent is deemed given. You can keep the pet. Write to the landlord confirming the deemed consent under RRA 2025 s. 11 and keep a copy.
Can the landlord ask for a higher deposit because of my pet?
No. The Tenant Fees Act 2019 caps deposits at 5 weeks' rent (or 6 weeks above the £50,000 annual rent threshold) regardless of pet ownership. The RRA 2025 instead allows the landlord to require pet damage insurance or a reasonable premium on the landlord's own insurance.
What if the freeholder of the building prohibits pets?
This is a reasonable ground for refusal — the landlord cannot give what they don't have. But the landlord must at least ask the freeholder for consent in good faith. A reflexive "no" without making the request is not reasonable.
What is the pet requests under the renters' rights act 2025 — the 28-day rule right in United Kingdom?
Section 11 of the Renters' Rights Act 2025 creates a brand-new statutory tenant right: the right to request a pet, and the right to a reasoned, timely landlord response.The mechanics:Tenant submits written request to the landlord, specifying the pet (species, breed where relevant, age, whether neutered, any prior accommodation history).Landlord has 28 days to respond in writing. Consent, conditional consent, or refusal — each in writing.Failure to respond within 28 days = deemed consent. The tenant can keep the pet.Refusal must be on reasonable grounds. The Act lists examples but doesn't limit...
When does pet requests under the renters' rights act 2025 — the 28-day rule apply?
You are an assured tenant (APT from 1 May 2026).You want to keep a pet, or already have one and want to formalise consent.Your existing tenancy agreement contains a blanket "no pets" clause — from 1 May 2026 such clauses are unenforceable.
What should I do about pet requests under the renters' rights act 2025 — the 28-day rule?
Send a written pet request — email is fine — specifying the species, breed, age, and any relevant background (prior tenancy with the same pet, training, neutering status). The clearer the request, the faster the consent.Diary the 28-day deadline. If the landlord has not responded within 28 days, write again confirming the request is deemed consented to under RRA 2025 s. 11.If refused, ask for reasons in writing. The landlord must give reasonable grounds — vague reasons ("company policy") are not enough.If the refusal seems unreasonable, raise a formal complaint to the landlord (Stage 1), then...
What mistakes should I avoid with pet requests under the renters' rights act 2025 — the 28-day rule?
Don't bring a pet in without making a written request first. Even though blanket bans are unenforceable, an undisclosed pet in breach of the request process is a potential Section 8 ground (breach of tenancy condition under Ground 12, discretionary).Don't agree to a "pet deposit" in addition to your existing tenancy deposit. The Tenant Fees Act 2019 caps deposits at 5 weeks' rent (or 6 weeks for higher-rent tenancies). The RRA 2025 does not change this — and a separate pet deposit beyond the cap is unlawful.Don't take the landlord's first "no" as final. Ask for reasons in writing. Many refusal...