Pet requests under the Renters' Rights Act: what landlords in England need to record

Since 1 May 2026, tenants in England can ask in writing to keep a pet. Landlords must reply in writing within 28 days and cannot unreasonably refuse. Here is what to record and why.

Since 1 May 2026, tenants in England on assured periodic tenancies have had a legal right to ask their landlord for permission to keep a pet. The request must be in writing, and the rules about how you handle it are now set out in law rather than left to the tenancy agreement.

This post explains what the rules say, what counts as a reasonable refusal, and why the record you keep of the request matters as much as the decision itself.

What the law says

The Renters' Rights Act 2025 inserted a new section 16A into the Housing Act 1988. It implies a term into every assured tenancy it applies to: a tenant may keep a pet at the property if they ask in accordance with the rules, and the landlord consents.

In practice, that means:

The tenant must ask in writing, with a description of the pet.
You must consider the request and reply in writing within 28 days.
You cannot unreasonably refuse.
If you need more information about the pet, you can ask for it within the 28 days. Once the tenant provides it, you have the rest of the original 28 days or an extra 7 days, whichever is later, to give your final decision. If the tenant does not provide it, you do not have to consider the request.
If you refuse, you should explain why, in writing.

When can you refuse?

GOV.UK's guidance for landlords gives examples of circumstances where refusal may be reasonable:

Another tenant in the property has an allergy
The property is too small for a large pet or several pets
The pet is illegal to own
You are a leaseholder and the freeholder does not allow pets

GOV.UK says it would usually be unreasonable to refuse because you do not like pets, have had problems with previous tenants' pets, have general worries about future damage, think a pet might affect future rentals, or the tenant needs an assistance animal such as a guide dog.

A tenant who believes a refusal is unreasonable can complain to you or apply to the court. And once you agree to a pet, you cannot change your mind later — a further pet needs a fresh request.

Why the record matters

If a disagreement follows — about whether you responded in time, what you were asked, or why you refused — the timeline is the evidence. The things worth keeping are:

1. The date the written request arrived, and what was asked for 2. Any request you made for more information, and when the tenant supplied it 3. The date of your written reply, and the decision 4. Your reasons if you refused, tied to the specific circumstances

A note in an email thread is easy to lose. A request logged against the tenancy — with the dates and the reasoning attached — is still there eighteen months later if you need it.

How LetSentry handles pet requests

LetSentry's pet request feature logs each request against the tenancy: the date of the request, the type of pet, your decision and decision date, and the reason if you refuse. Requests still awaiting a decision are shown as pending on your dashboard, so they are easy to spot. LetSentry does not count down the 28 days for you, so keep an eye on the request date. The request sits alongside the rest of the property's records — the tenancy, the certificates, the maintenance history — so the whole story of the tenancy is in one place.

If you want a starting point for your written reply, our free pet request response template covers the decision, the reasons and the dates — no account needed to download it.

LetSentry is a record-keeping tool for England. It is not legal, tax or accounting advice, and it does not decide whether a refusal is reasonable — that judgement stays with you, and with the courts if it is ever challenged.

Frequently asked questions

What must a pet request include? The request must be in writing and include a description of the pet — for example, what type of animal it is, how big it is, and how much room it will need (such as whether it lives in an enclosure).

Can I ask for more information before deciding? Yes. You can ask for more information within the 28 days. Once the tenant provides it, you have the rest of the original 28 days or an extra 7 days — whichever is later — to give your final decision. If the tenant does not respond to your request for information, you do not have to consider the request.

Can I change my mind after agreeing to a pet? No. Once you agree, you cannot change your mind or change the tenancy agreement — the tenant can keep the pet. If the tenant wants another pet later, they must make a fresh request.

What if my tenant keeps a pet without asking? GOV.UK's guidance says that if a tenant keeps a pet without your permission, they may be breaking the terms of the tenancy agreement.

Can I use the deposit for pet damage? Yes. You can keep money from the deposit to cover repair costs caused by pet damage, or claim through a relevant insurance policy — but not both for the same damage. GOV.UK warns that claiming twice for the same damage may be fraud.

What if the tenant disagrees with my refusal? The tenant can make a complaint to you or apply to the court to start proceedings if they believe the refusal was unreasonable. This is why the written record of your reasons matters.