From 1 May 2026, a tenant with an assured periodic tenancy in England can ask their landlord for permission to keep a pet. The request must be made in writing and must describe the pet. A landlord cannot refuse without a fair reason.
The rule is not an automatic right to keep every pet in every property. It requires a genuine, case-by-case decision within the statutory response timetable. A blanket “No pets” response does not satisfy that process.
This article covers private assured periodic tenancies in England.
What the tenant's written request should include
The tenant must ask in writing. The request must include a description of the pet. GOV.UK says useful details can include:
- the type of animal;
- its size; and
- how much room it will need, including whether it will live in an enclosure.
A clear description helps the landlord assess the actual animal and property rather than relying on general assumptions about pets. If the request is too vague to assess, the landlord may ask for additional information.
A tenant who keeps or obtains a pet without permission may breach the tenancy agreement. The written request and response should therefore be kept with the tenancy record.
The 28-day response timetable
The landlord has 28 days from the request to respond in writing.
If the landlord needs additional information about the pet, they should ask for it within that period. The tenant should provide the requested information. GOV.UK says that if the tenant does not respond, the landlord does not have to consider the request.
After the tenant supplies the additional information, the final written response is due by the later of:
- the end of the time remaining in the original 28-day period; or
- 7 additional days after the information is supplied.
For example, asking a focused question about a dog's size or whether it is house-trained can be relevant. A request for information should be connected to deciding the pet request, not used to delay the decision.
If the landlord refuses, the written response should explain why. Keep the original request, any questions, the tenant's answers and the final decision together so the timetable and reasoning are clear.
Fair reasons to refuse
GOV.UK gives examples of circumstances where refusal may be reasonable:
- someone living at the property has an allergy;
- the property is too small for a large pet or several pets;
- the freeholder does not allow pets; or
- the animal is illegal to own.
These are examples, not an automatic checklist. The landlord should connect the reason to the particular pet, household, property or binding restriction.
Where a freeholder restriction is relied on, check and retain the current lease or other controlling document. Where size or suitability is the concern, explain the relevant property facts. A reason is more defensible when it is specific, evidenced and communicated promptly.
Reasons that are usually unreasonable
GOV.UK says refusal would usually be unreasonable where the landlord:
- simply does not like pets;
- had problems with tenants who kept pets in the past;
- has only general concerns about possible future damage;
- had a previous tenant whose pet damaged the property;
- thinks the pet might affect future lettings; or
- knows the tenant needs an assistance animal, such as a guide dog.
Past experience or a general preference does not replace assessment of the current request. An assistance animal may also engage equality duties, so a landlord should obtain case-specific advice before refusing.
If consent is given, GOV.UK says the landlord cannot later change their mind or change the tenancy agreement to withdraw that consent. A tenant who wants a different or additional pet must make another request.
Pet damage, deposits and insurance
Consent to keep a pet does not remove the tenant's responsibility for damage.
GOV.UK says a landlord may use the tenancy deposit for repair costs caused by pet damage. The landlord may also be able to claim through pet insurance the tenant already has. The same loss cannot be recovered twice. For example, a landlord cannot receive an insurance payment for damage and also deduct that same damage from the deposit.
A landlord cannot require the tenant to buy pet insurance, pay for an insurance product or enter into a service contract as a condition of the tenancy. Current Tenant Fees Act guidance says tenants may choose insurance or other products, but the landlord cannot make them pay for insurance or start a service contract.
The landlord should not demand a separate pet fee or an additional tenancy deposit above the applicable cap. Any deposit deduction must relate to an evidenced loss and follow the deposit scheme process.
If the request is not handled correctly
A tenant can complain if the landlord does not respond within 28 days or if the reason for refusal appears unreasonable.
Before maintaining a refusal, review:
- Whether the request was received and logged on the correct date.
- Whether any additional information was requested promptly and was relevant.
- Whether the final response met the correct deadline.
- Whether the reason matches the current GOV.UK examples and the actual property.
- Whether a document, such as a freeholder restriction, supports the reason.
- Whether any requested payment or insurance condition is permitted.
Agents handling requests should pass them to the decision-maker promptly and preserve the same written record. A landlord remains responsible for ensuring the request is considered and answered correctly when an agent acts on their behalf.
This is general information for England, not legal advice. Check current GOV.UK guidance or obtain advice for a specific case.