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Renting with a Pet in England: How the Right to Request a Pet Works

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Finding a rental that welcomes animals has long been one of the hardest parts of renting with a dog, cat or small pet. In England, the position changed on 1 May 2026, when new statutory rights to request a pet took effect for most private tenancies. This guide explains what the legislation says, what a request must contain and when a landlord may lawfully say no. It covers England only; tenancy law in Wales, Scotland and Northern Ireland is separate and is not described here.

What the law now provides

Section 11 of the Renters’ Rights Act 2025 inserts new sections 16A and 16B into the Housing Act 1988. Under section 16A, it is an implied term of an assured tenancy that a tenant may keep a pet at the property if they ask in accordance with the section and the landlord consents, and that consent is not to be unreasonably refused. The section applies to every assured tenancy other than a tenancy of social housing. The relevant commencement regulations bring these tenancy reforms into force on 1 May 2026 for assured tenancies that are not social housing assured tenancies.

How to make a request

The request must be in writing and must include a description of the pet. GOV.UK guidance for landlords gives examples of what that description could cover: the type of animal, how big it is and how much room it will need, for instance whether it will live in an enclosure. A sensible request therefore names the species and breed or type, gives an approximate size and age, and says where in the home the animal will live. The legislation also clarifies that a tenant “keeps” a pet if they permit it to live at the property, whether or not the tenant owns it.

The landlord’s timetable

A landlord must give or refuse consent in writing on or before the 28th day after the request. The Act allows that period to be extended in three situations:

  • Further information: if the landlord reasonably asks for more detail about the pet within the 28 days, they may wait until the 7th day after the tenant supplies it. If the tenant never answers, the landlord is not required to give or refuse consent.
  • Superior landlord: where consent is needed from a superior landlord and the landlord asks for it within the 28 days, the landlord may wait until the 7th day after that answer arrives.
  • Agreement: the landlord and tenant may agree a later date.

GOV.UK’s guidance summarises the further-information rule as giving the landlord either the remainder of the original 28 days or an extra 7 days, whichever is later.

When a landlord may refuse

The Act states that refusal is reasonable where keeping the pet would put the landlord in breach of an agreement with a superior landlord, or where such an agreement prohibits pets without consent and the landlord has taken reasonable steps to obtain it but consent has not been given. GOV.UK guidance adds examples of reasonable refusals:

  • another tenant has an allergy;
  • the property is too small for a large pet or several pets;
  • the pet is illegal to own;
  • the landlord is a leaseholder and the freeholder does not allow pets.

The same guidance says it would usually be unreasonable to refuse because the landlord dislikes pets, has had problems with pet-owning tenants before, has general worries about future damage, or thinks a pet might affect future lettings. It also lists knowing that the tenant needs an assistance animal, such as a guide dog, among the reasons that would usually be unreasonable to refuse. Where a request is refused, the landlord must respond in writing, and the guidance says they should explain why.

If a request is refused

A tenant who believes a refusal is unreasonable can challenge it. According to GOV.UK, they can complain to the landlord or apply to the court to start proceedings. The Act also provides that, where a tenant alleges breach of the implied term, the court may order specific performance of the landlord’s obligation.

After consent is given

GOV.UK guidance states that once a landlord agrees, they cannot change their mind or alter the tenancy agreement, and the tenant can still keep the pet if they try. A tenant who later wants another pet has to ask permission again. Keeping a pet without permission may breach the tenancy terms, so a written request should always come first.

Pet damage, deposits and insurance

If a pet causes damage, GOV.UK advises the tenant to talk to the landlord about how it will be repaired. The landlord can keep money from the deposit to cover repair costs caused by pet damage, and either party may be able to claim through a relevant insurance policy. The guidance is explicit that the same damage cannot be claimed for twice: a landlord who claims on insurance and also deducts the cost from the deposit may be committing fraud.

Frequently asked questions

Does a request have to be on a special form?

The legislation requires only that it is in writing and describes the pet. No prescribed form is set out in the Act.

Can a landlord say no to a dog because of the breed?

The Act lists specific circumstances that make refusal reasonable and GOV.UK gives examples. Where a dog is of a type that is illegal to own, the guidance recognises that as a reasonable ground.

Does this cover council or housing association homes?

Section 16A does not apply to tenancies of social housing, so those tenants should check their own landlord’s pet policy.

The bottom line

Since 1 May 2026, most private assured tenants in England can make a written request to keep a pet, and landlords must answer within 28 days (subject to the statutory extensions) and cannot unreasonably refuse. A clear description of the animal, a request in writing and a record of the landlord’s reply give a tenant the strongest footing, while refusals grounded in a superior landlord’s rules, allergies, space or legality remain lawful.

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