Pet Requests Under the Renters' Rights Act: The 28-Day Rule Explained

If you're a landlord in England, you can no longer issue a blanket "no pets" policy in your tenancy. From 1 May 2026, the Renters' Rights Act 2025 gives every tenant a statutory right to request permission to keep a pet — and you must give that request a fair hearing within a strict deadline.

The rule that catches most landlords out is the 28-day response window. Miss it, and you are in breach of your statutory duty.

How long do I have to respond to a pet request?

You have 28 days from the date the tenant makes a written pet request to give a written decision. The clock starts on the day you receive the request, not the day the tenant sends it.

There is no "I'll get back to you next month" option. If you do not reply within 28 days, the tenant has a clear breach to point to, and that breach undermines any later attempt to refuse.

Silence is not deemed consent in the way some early commentary suggested. The Act does not automatically grant the pet — but it does give the tenant a strong claim that you have failed in your statutory duty, which can be used in any subsequent dispute or possession claim.

Can I extend the deadline?

Yes — but only by following the procedure correctly.

If you need more information to make a fair decision (for example, the breed, age, vaccination status, or how the pet will be managed in a flat with shared corridors), you can ask for it. To preserve your extension, you must:

1. 1Make the request for further information within the original 28-day window
2. 2Make the request in writing, with specific questions
3. 3Wait for the tenant's response

Once the tenant has supplied the information, you have a further 7 days to give your final decision. So the maximum lawful timeline is 28 days plus the time the tenant takes to reply, plus 7 days.

You cannot use the extension as a stalling tactic. If your further-information request is plainly unreasonable or designed to run the clock, a tribunal is unlikely to accept it as a valid extension.

What grounds can I use to refuse?

You must give a reason. Refusal must be on reasonable grounds. Examples that have been treated as reasonable in early guidance include:

• A clause in the head lease (where you are a leaseholder) prohibiting pets
• A breed of dog listed under the Dangerous Dogs Act 1991
• A property genuinely unsuitable in size or layout for the animal in question
• A pet that would clearly damage shared parts of a building (for example, a parrot in a bedsit)

Reasons that are not reasonable include "I just don't want pets in my property" and any blanket policy applied without considering the specific request.

Can I require pet insurance or a pet deposit?

No on both counts. The Renters' Rights Act 2025 expressly removes the ability for landlords to require pet insurance as a condition of consent. The deposit cap remains at five weeks' rent (six weeks where annual rent exceeds £50,000) — you cannot collect an extra "pet deposit" on top.

You can, however, include sensible terms in your written consent: that the tenant will repair any damage caused by the pet at the end of the tenancy, that the pet will not be left unattended for excessive periods, and that any further pet would require a separate request.

Can I withdraw consent later?

No. Once you have granted permission for a specific pet, that consent stands for the life of that pet in that tenancy. You cannot revoke it because you change your mind, sell the freehold, or take on new mortgage terms.

If the tenant later acquires a second animal, that is a fresh request and starts a new 28-day clock.

What should my response look like?

Whether you grant or refuse, your written decision should:

• Reference the specific pet the tenant asked about
• State clearly whether consent is granted or refused
• If refused, give the reason — vague refusals are easier for a tenant to challenge
• Be dated, so the 28-day window can be evidenced
• Be sent by a method you can prove (email is fine; keep the sent record)

Keep a copy in your tenancy file. If the tenant later challenges the decision, the written response is your single most important piece of evidence.

Practical workflow

A simple internal process will keep you compliant:

1. 1Diary the response deadline the day a request arrives
2. 2Decide within 14 days whether you need more information
3. 3If yes, send a written request for specifics before day 28
4. 4Once you have the information, decide within 7 days
5. 5Send a written decision and store it with the tenancy file

For more compliance deadlines that take effect on 1 May 2026, see our landlord checklist.