Pet requests under the Renters' Rights Act 2025

What changed

The Renters' Rights Act 2025 introduced a new legal framework for tenants who want to keep a pet in their rental home. Before this, most tenancy agreements included a blanket ban on pets, and landlords could refuse without giving a reason.

That has now changed. Tenants have a statutory right to request permission to keep a pet, and landlords must engage with that request in a structured and reasonable way.

How the process works

Step 1: Tenant makes a written request

The tenant must make their request in writing. The request should describe the type of pet (e.g., a cat, a small dog, a hamster) and any relevant details.

There is no prescribed form. An email, a letter, or a message through a property management platform all count, as long as it is in writing.

Step 2: Landlord must respond within 42 days

This is one of the most important points. The landlord must respond to the request within 42 days. Not 28 days, as was widely reported in early commentary on the Act. The final legislation specifies 42 days.

If the landlord does not respond within 42 days, consent is deemed to have been given. This means the tenant can go ahead and keep the pet.

Step 3: Landlord grants or refuses consent

The landlord can:

• Grant consent (unconditionally or with reasonable conditions)
• Refuse consent (but only on reasonable grounds)

If the landlord grants consent with conditions, those conditions must be reasonable. Requiring the tenant to keep the garden free of pet waste, for example, is reasonable. Requiring the tenant to pay an extra £500 per month is not.

What counts as reasonable grounds for refusal?

The Act does not provide an exhaustive list of reasonable grounds, but examples include:

• The property is too small for the type of pet requested (e.g., a large dog in a studio flat)
• The lease or superior landlord prohibits pets and the landlord cannot override this (e.g., a flat in a building where the freeholder's lease prohibits animals)
• The type of pet poses a genuine safety risk (e.g., a venomous snake or a dog breed banned under the Dangerous Dogs Act)
• A neighbouring tenant has a severe documented allergy
• The property is unsuitable for the specific animal (e.g., no outdoor space for a dog that needs a garden)
• The property has been recently refurbished to a high standard and the specific pet poses a genuine risk of significant damage

What is NOT a reasonable ground for refusal?

• A general preference against pets ("I just don't like animals in my property")
• Concern about damage where pet insurance would cover the risk
• The tenancy agreement says "no pets" (this is now overridden by the Act for new and converted tenancies)
• Breed prejudice that is not based on legal restrictions (e.g., refusing a Staffordshire Bull Terrier when it is not a banned breed)
• The previous tenant's pet caused damage (each request must be judged on its own merits)

Pet insurance

The Act allows landlords to require the tenant to take out pet insurance as a condition of granting consent. This is specifically designed to address the damage concern.

Key points about pet insurance:

• The landlord can require it as a condition, but cannot specify a particular insurer
• The insurance should cover damage to the property caused by the pet
• The cost of the insurance is borne by the tenant
• The landlord can ask to see evidence that the insurance is in place

This is an important tool for landlords. If your main concern is damage, requiring pet insurance addresses that concern without needing to refuse the request.

What landlords CANNOT do

The Act is clear about certain prohibitions:

• Cannot charge higher rent because the tenant has a pet. You cannot increase the rent above the market rate or above what you would charge a tenant without a pet.
• Cannot charge a pet deposit. The Tenant Fees Act 2019 already prohibits additional deposits beyond the capped tenancy deposit, and this has not changed.
• Cannot charge a "pet fee." Any attempt to charge a one-off fee for pet permission would be a prohibited payment under the Tenant Fees Act.
• Cannot use pet ownership as a ground for eviction (unless the pet is causing genuine problems that amount to antisocial behaviour or damage beyond what insurance covers).

Challenging an unreasonable refusal

If a tenant believes the landlord's refusal is unreasonable, they can challenge it at the First-tier Tribunal (Property Chamber). The tribunal can:

• Order the landlord to grant consent
• Order the landlord to grant consent with specific conditions
• Confirm the landlord's refusal if the grounds are reasonable

The tribunal process is relatively informal and does not usually require legal representation. However, it does take time, and the tenant should continue to comply with the refusal until the tribunal makes its decision.

Practical tips for landlords

1. Have a clear process. When you receive a pet request, acknowledge it promptly and let the tenant know you will respond within the 42-day deadline.
2. Consider each request individually. Do not apply a blanket policy. Each request must be assessed on its own merits.
3. If in doubt, require pet insurance. This addresses the damage concern and makes it harder for a tribunal to overturn your conditions.
4. Keep records. Record the date you received the request, your response, the reasons for any refusal, and any conditions you set. This is essential if the matter goes to tribunal.
5. Update your tenancy agreement. Make sure your agreement reflects the new rules. Old "no pets" clauses are overridden by the Act for applicable tenancies.

Common mistakes

• Ignoring the request. If you do not respond within 42 days, consent is deemed granted. Always respond, even if you need to refuse.
• Refusing without reasons. You must give genuine, reasonable grounds. "No" on its own is not enough.
• Charging extra. You cannot increase rent, charge a pet deposit, or charge a pet fee.
• Applying a blanket ban. Each request must be considered individually.
• Confusing the deadline. It is 42 days, not 28. Check the Act.

How LetShield helps

LetShield's audit trail logs pet request responses with timestamps, so you have clear evidence of when the request was received, when you responded, and what your decision was. This is invaluable if a tenant challenges your refusal at tribunal. The system also reminds you of the 42-day response deadline so you never accidentally grant consent by default.