From 1 May 2026 the Renters’ Rights Act 2025 gives every assured periodic tenant in England the implied right to request to keep a pet. The landlord must respond in writing within 28 days (extendable by 7 days if more information is reasonably requested), and can only refuse on reasonable grounds.
This is not optional. Blanket "no pets" clauses in old AST agreements are void. Silence past the statutory window may be treated as implied consent — consent the landlord gave by not answering.
This deep dive covers the exact statutory process, the five refusal grounds that actually work in practice, a step-by-step response workflow, and a legally-safe decision-letter template you can adapt.
The statutory process in one page
What counts as "reasonable grounds" for refusal
Based on GOV.UK guidance (Renting out your property: If a tenant wants a pet to live with them) and case law expected post-2026:
Reasonable (likely to stand up)
| Ground | Example |
|---|---|
| Superior lease prohibits pets | Leasehold flat with a pet ban in the head lease. Must show you took reasonable steps to get freeholder consent. |
| Size/type inappropriate | Large dog in a studio flat; exotic reptile with specialist heating that increases fire/damp risk. |
| Number of pets excessive | Sixth cat on top of five already agreed. |
| Insurance refuses cover | Documented refusal by buildings or landlord insurer specifically citing the pet. |
| Welfare/safety of pet | Terrace with no garden, tenant plans to keep a large breed dog alone 10 hours/day. |
Not reasonable (likely to fail)
| Ground | Why it fails |
|---|---|
| "I don't like pets" / personal preference | Not a legal ground. |
| "It might affect future lettings" | Speculative future harm isn't sufficient. |
| Assistance dog for a disabled tenant | Discrimination risk under Equality Act 2010. |
| "We never allow pets in this building" | Blanket ban is void. |
| Alleged allergic future tenants | Too speculative. |
Step-by-step response workflow
Day 0 — Request received
Day 1–7 — Information gathering
Day 5–10 — Optional information request
If you need more from the tenant (e.g., pet breed, age, neutering status, insurance cover, references from a vet), send a written request. This extends the clock to 7 days after receipt.
Day 10–20 — Decision
Decide: consent / conditional consent / refusal.
Day 20–25 — Communicate decision
Send a written decision letter. Email is fine if the tenancy agreement permits email service. Keep proof.
Day 26–28 — Buffer
Give yourself 2–3 days for postal delays or tenant-side disputes.
Legal response letter template
> Subject: Your pet request dated [date] — our decision
>
> Dear [tenant name],
>
> Thank you for your request dated [date] to keep [species/breed, age, sex] at [property address]. We have considered your request in accordance with Section 16A–16B of the Housing Act 1988 (as inserted by the Renters’ Rights Act 2025).
>
> [Option A — Consent]
> We are pleased to confirm our consent, on the following basis:
> - You accept liability for any pet-caused damage beyond fair wear and tear, recoverable from the protected deposit in the usual way.
> - If the pet causes a documented nuisance to neighbours, we reserve the right to review consent.
>
> [Option B — Refusal]
> After careful consideration we are unable to consent, on the following reasonable grounds:
> - [Specific ground, e.g., "The head lease at clause 3.4 prohibits keeping pets without freeholder consent, which has been refused. See attached correspondence dated X."]
>
> You have the right to challenge this decision via the First-tier Tribunal (Property Chamber) and (once operational) the Private Rented Sector Landlord Ombudsman.
>
> Yours sincerely,
> [Landlord name]
Common 2026 pitfalls
1. Relying on old tenancy clauses
"The tenancy agreement says no pets" is irrelevant after 1 May 2026. The RRA overrides.
2. Verbal refusal
Must be in writing — spoken refusal doesn't count. Use email at minimum.
3. Vague reasons ("we don't allow pets in this property")
Too general. Be specific: head lease clause, insurance refusal, property-size mismatch.
4. Missing the deadline entirely
Silent past day 35 (28 + 7) = implied consent risk. Set a calendar reminder at day 20.
5. Demanding a "pet deposit"
The 5-week deposit cap from the Tenant Fees Act 2019 still applies — you cannot add a separate pet deposit. Nor can you require pet insurance instead: the pet-insurance clause was dropped before the Renters’ Rights Act passed, and charging the tenant for cover would be a prohibited payment. The protected deposit is your remedy for pet damage.
What you can and cannot attach to consent
You have far less room than the pre-Act commentary suggested. The pet-insurance provision was dropped before the Renters’ Rights Act passed, and the Tenant Fees Act 2019 bans charging the tenant anything outside a short list of permitted payments.
FAQs
Can I set a flat "no dogs over 25kg" rule?
Not as a blanket clause. You must consider each request on its facts. A 30kg dog in a 3-bed with garden may be reasonable; in a studio flat, not.
Does the tenant have to tell me about the pet if it moves in without permission?
Yes — the RRA creates a duty on the tenant to request consent first. Keeping a pet without consent is a breach of the tenancy, grounds for discretionary Section 8.
What if the tenant's circumstances change (new pet years later)?
Each separate pet request triggers a fresh 28-day clock. Previous consent doesn't cover a new animal.
My leasehold block has a "no pets" rule — am I safe to refuse?
Much stronger ground, but you should still provide evidence (the head lease clause + the freeholder refusal in writing). Don't just refer to "building rules".
Can I pass on my freeholder's admin fee for pet consent?
Not directly. That's a cost you'll need to absorb. You can include it in the general conversation with the tenant.
Where to go next
Start free, no card needed to log every pet request with a 28-day automatic countdown and written-response tracking — the evidence the Ombudsman asks for.
Section 21 → Section 8 Transition Map (2026)
Section 21 was abolished on 1 May 2026. Map every active S21 / Form 6A scenario onto a valid Section 8 ground with this 2-page transition guide.
- Pre-1 May 2026 Form 6A — still valid? Decision tree
- Map every S21 trigger to a Section 8 mandatory / discretionary ground
- Ground 8 (rent arrears) — 13-week threshold under RRA 2025
- Top 5 evidence packs courts now expect for possession
Frequently asked questions
How long do I have to respond to a pet request under the Renters Rights Act?
28 days from receipt of the tenant’s written request. If you reasonably request more information (in writing, within the 28 days), the clock extends to 7 days after that information is received — or the original 28-day deadline, whichever is later. Silence past the deadline risks being treated as implied consent.
What are reasonable grounds to refuse a pet request?
Based on GOV.UK guidance: superior lease prohibits pets (with freeholder refusal evidenced); pet size/type inappropriate for the property; excessive number of pets already in the property; insurer specifically refuses cover citing the pet; welfare/safety concern for the pet itself. Personal preference, speculative future-letting concerns, and blanket "building policy" are NOT reasonable grounds.
Can I require a pet deposit?
No — the Tenant Fees Act 2019 caps the tenancy deposit at 5 weeks’ rent (6 if annual rent ≥ £50k). A separate pet deposit is a prohibited payment. Instead, require the tenant to take out pet insurance covering property damage as a reasonable condition of consent.
What if the tenant keeps a pet without asking first?
Keeping a pet without seeking consent is a breach of the tenancy agreement (the implied RRA term requires a request first). You can issue a notice to remedy, or use discretionary Section 8 Ground 12 (breach of tenancy) to seek possession — though courts will weigh reasonableness and may order a consent process rather than eviction for a first breach.