Pets in rented homes: can your landlord say no? What the Renters' Rights Act changed in England
The short answer
Since 1 May 2026, a private tenant in England has a legal right to ask to keep a pet, and the landlord cannot unreasonably refuse. The request must be in writing and describe the pet. The landlord must give or refuse consent in writing within 28 days, although that period can be extended in specific situations. A refusal needs a fair reason, such as a tenant's allergy, a home too small for the animal, or a head-lease that bans pets. Dislike of animals or general worry about damage is usually not enough. This is a right to request with a fair-reasons test, not an automatic right to any pet.
Key takeaways
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Who and what the new right covers
The right comes from section 11 of the Renters' Rights Act 2025, which inserts new sections 16A and 16B into the Housing Act 1988. Section 11 came into force on 1 May 2026, the same day most of the tenancy reforms started (see our guide to what the Renters' Rights Act changes for tenants).
In plain terms, every assured tenancy (other than social housing) now carries an implied term: the tenant may keep a pet if they ask in the proper way and the landlord consents, and the landlord must not unreasonably refuse. Because it is implied by law, it applies whatever the written tenancy agreement says. A clause saying "no pets" does not remove the right to ask.
The Act defines a pet as an animal kept mainly for personal interest, companionship, ornamental purposes, or a combination of these. A tenant "keeps" a pet if they allow it to live at the property, whether or not they own it. This guide covers England. Wales and Scotland have separate rules, which we do not cover here (for Wales, see our post on Wales occupation contracts).
How to ask: the request
The request must be in writing and must describe the pet. GOV.UK's landlord guidance says the description should cover the type of animal, its size and any space it needs, such as an enclosure. An email is sensible because it creates a dated record. A good request includes:
• the animal, breed (if relevant), age and size;
• where it will live and sleep, and how you will manage noise, cleaning and time alone;
• vaccinations, microchipping or licences, where these apply to the animal;
• an offer to discuss conditions, such as professional cleaning at the end of the tenancy.
Keeping a pet without permission may breach the tenancy agreement, so ask before the animal arrives.
The 28-day clock
The landlord must give or refuse consent in writing on or before the 28th day after the request. Section 16A allows that deadline to move in three situations:
Situation | Effect on the deadline |
Landlord reasonably asks for more information by day 28 | The landlord may wait until the 7th day after the tenant provides it. If the tenant never provides it, the landlord is under no duty to decide. |
Superior landlord's consent is needed and the landlord asks for it by day 28 | The landlord may wait until the 7th day after receiving the superior landlord's decision. |
Both sides agree a later date | The landlord may wait until the agreed date. |
If more than one extension applies, the landlord can use the latest date. GOV.UK's summary of the further-information route is slightly different in wording (the landlord gets the rest of the 28 days or an extra 7 days after the tenant replies, whichever is later), so keep every reply dated and in writing.
Reasonable and unreasonable refusals
Section 16B says a refusal can be reasonable where keeping the pet would breach an agreement with a superior landlord, or where such an agreement requires consent, the landlord has taken reasonable steps to get it and it was not given. GOV.UK gives these practical examples:
Usually reasonable | Usually unreasonable |
The tenant has an allergy | The landlord simply dislikes pets |
The property is too small for the animal | There were problems with other tenants' pets in the past |
The animal is illegal to own | General worry that a pet might cause damage |
A leaseholder landlord's freeholder does not allow pets | Concern that a pet might affect future lettings |
GOV.UK also says refusing a tenant who needs an assistance animal, such as a guide dog, is usually unreasonable. Separate disability-discrimination duties under the Equality Act 2010 may also apply, which is a point to raise in advice rather than rely on this article for.
Every request is judged case by case. A landlord who says yes may still discuss sensible, lawful conditions, but they cannot use conditions as a back-door refusal or to charge for the pet.
Fees, deposits and pet insurance
Pet fees. The Tenant Fees Act 2019 permits only a closed list of payments, and GOV.UK states: "You cannot charge your tenant any payment that is not on this list." A fee for having a pet is not on the list.
Deposit cap. A deposit is capped at 5 weeks' rent where annual rent is under £50,000, and 6 weeks' rent where annual rent is £50,000 to £100,000. A separate extra "pet deposit" would need to fit within that cap, which in practice leaves little or no room.
Penalties. The maximum penalty for a first breach is £5,000, and up to £30,000 for a repeat breach within five years.
Pet insurance. Earlier versions of the Bill discussed pet insurance and extra pet deposits, but according to Shelter these were not included in the Act as passed. GOV.UK's landlord guidance does not say landlords can require tenants to buy pet insurance. Treat any demand for it as something to take advice on before agreeing.
If the pet causes damage
A landlord can use the tenancy deposit to cover repair costs caused by pet damage, subject to the usual deposit-protection rules and a fair, evidenced assessment of fair wear and tear. GOV.UK warns that the same damage cannot be claimed twice: a landlord cannot claim on insurance and also deduct it from the deposit, and doing so may be fraud. In rare cases where the deposit does not cover the cost, the landlord could go to court to recover the rest. Concerns about noise or nuisance should start with a conversation; GOV.UK points to the RSPCA, the council or the police for animal-welfare concerns.
If your request is refused or ignored
Check the paperwork. Was your request in writing, with a description of the pet? Count 28 days from the date you sent it, then allow for any information request or superior-landlord extension.
Ask for reasons in writing if none were given. A refusal must be in writing and should explain why.
Reply to any information request promptly. If you do not, the landlord has no duty to decide.
Complain to the landlord or agent. GOV.UK says a tenant who thinks a refusal is unreasonable can complain to the landlord or apply to court. Guidance on the Act has also pointed to the Private Rented Sector Ombudsman as a route, so ask the ombudsman or an adviser whether it is available for your landlord.
Take advice before going to court. A court can order the landlord to comply with the implied term. Our team can explain your options at a paid consultation; see our fees and pricing page.
If your landlord is also trying to end the tenancy after you ask, read our guides on ending a tenancy and rent increases and seek advice quickly.
Does this apply to tenancies that started before 1 May 2026?
Section 16A applies to every assured tenancy apart from social housing, and GOV.UK confirms that existing assured shorthold tenancies became assured periodic tenancies on 1 May 2026. On that basis, the right to ask applies to existing private tenants as well as new ones. GOV.UK has a separate page for tenancies that started before 1 May 2026, and we recommend reading it alongside this article.
A short note for landlords
Treat each request as a fresh decision. Reply in writing inside 28 days, ask for information early if you need it, keep a record of your reasons, and approach any superior landlord promptly. Do not charge a pet fee. If you hold a lease, check what it says about animals before you answer. Once you agree, you cannot later withdraw the permission, so consider agreeing sensible, lawful written terms up front. For help with a request or a lease, see our contact page.
Frequently asked questions
Can my landlord refuse a pet in England?
Yes, but only for a fair reason. Since 1 May 2026, a landlord of a privately rented home in England must not unreasonably refuse a tenant's written request to keep a pet. Examples of reasonable grounds include an allergy, a home too small for the animal, an illegal pet, or a head-lease that bans pets.
How long does a landlord have to reply to a pet request?
28 days from the request, in writing. The deadline can extend if the landlord reasonably asks for more information or seeks a superior landlord's consent, or if both sides agree a later date.
Can a landlord charge extra rent or a pet deposit?
A fee for having a pet is not a permitted payment under the Tenant Fees Act 2019. Any deposit must stay within the cap of 5 weeks' rent (annual rent under £50,000) or 6 weeks' rent (£50,000 to £100,000). Charging a banned fee can lead to a financial penalty.
Can my landlord make me buy pet insurance?
GOV.UK's guidance does not say a landlord can require it, and Shelter reports that pet-insurance rules were left out of the Act as passed. Get advice before agreeing to a demand for insurance.
Can a landlord withdraw permission after saying yes?
No. GOV.UK says that once a landlord has agreed, they cannot change their mind or alter the tenancy agreement to remove the pet. Any additional pet needs a new request.
Talk to Themis Crown
If you are a tenant or landlord with a pet request, a refusal or a lease problem, you can request a call or see our wider practice areas. For businesses, our commercial law and immigration law teams are also available. First consultations are £150 (30 to 60 minutes); full details are on our fees and pricing page.
Sources
Disclaimer
This article is general information, not legal advice, and is not a substitute for advice on your own circumstances. The law is stated as at 4 November 2026 and applies to privately rented homes in England. Themis Crown Advocates Limited is authorised and regulated by the Solicitors Regulation Authority (SRA ID 8008980). Reading this article does not create a solicitor-client relationship.
