Pet Requests Guide

Overview

Phase 1 of the Renters' Rights Act 2025 introduces a new, statutory 28-day process for tenants to request permission to keep a pet. Landlords must follow this process and respond within 28 days with a decision and written reasoning.

Key Changes

The Right to Request

Tenants now have a statutory right to request permission to keep a pet. You cannot simply refuse without following the new process.

The 28-Day Window

You must respond in writing within 28 days of the tenant's request. If you do not respond in time, the request is deemed to be accepted and the tenant may proceed with the pet.

Reasonableness Test

You can only refuse a pet request if refusal is reasonable. What counts as reasonable includes:

• Safety concerns (dangerous breed, aggressive history)
• Health and allergies (other tenants in building, staff)
• Damage risk (specific property constraints, e.g., rented furniture)
• Tenancy agreement terms (if compliant with Phase 1)
• Suitable care concerns (e.g., pet left alone all day)

Written Reasoning Required

If you refuse, you must provide written reasoning. You cannot simply say "no." Your explanation must be specific to the pet and the circumstances.

The 28-Day Process: Step-by-Step

Step 1: Receive the Request

The tenant submits a written request to keep a pet. The request should include:

• Type and breed of pet
• Age and temperament (if known)
• Any relevant medical information
• How the pet will be cared for

Step 2: Assess the Request (within 28 days)

Evaluate the request based on:

• The pet's characteristics and risk profile
• Your property suitability
• Other tenants or staff who may be affected
• Insurance implications
• Any specific risks (e.g., building shared corridors, elderly residents)

Step 3: Decide: Grant or Refuse

Grant permission: You can accept the pet with or without conditions (e.g., "cats only, no dogs").

Refuse permission: You must have a reasonable basis and provide written reasoning.

Step 4: Respond in Writing (within 28 days)

Send your decision in writing before the 28-day window closes. Include:

• Your decision (permit or refuse)
• If refusing: clear, specific reasoning
• If permitting: any conditions (e.g., type of pet, number of pets)
• Date of decision
• Your signature

What Counts as Reasonable Refusal

Valid Reasons

• Dangerous or aggressive dog breed or individual
• Allergies or health conditions (staff, other residents, your own)
• Risk of damage to the property (e.g., rental furniture, special flooring)
• Building regulations or insurance restrictions
• Size or number of pets (overcrowding concerns)
• Unsuitable conditions for the pet's welfare (e.g., no garden for a large dog, flat in high-rise)

Invalid Reasons

• General dislike of pets
• Vague safety concerns without specific evidence
• Blanket bans on all pets (must be specific)
• Breed discrimination without cause
• Additional rent or deposits without legal basis

Common Scenarios

Small Flat Dog

Likely approval: If the property is suitable (e.g., ground floor flat, the dog is small and well-socialized). You can request proof of insurance.

Dog Breed Restrictions

Case-by-case: You cannot ban "dangerous" breeds wholesale, but you can refuse a specific dog if there is evidence of aggression or temperament concerns. A Dogo Argentino is not automatically refusable; a Dogo with a bite history is.

No Garden, House Dog

Likely refusal grounds: If the property has no outdoor space and the tenant works all day, you may refuse based on the pet's welfare (dog cannot be left alone without access to outside). This is reasonable.

Allergies in Shared Building

Likely refusal grounds: If your staff or other residents have documented allergies to the pet type (e.g., cat allergy), and the property shares air systems, refusal can be reasonable.

Multiple Pets Already

Case-by-case: You can refuse if the total number becomes unreasonable for the property (e.g., 5 cats in a one-bed flat).

What NOT to Do

• Ignore the request: If you do not respond within 28 days, the request is deemed accepted
• Charge a pet deposit or fee: Not permitted under Phase 1 unless expressly provided in law (currently not)
• Increase rent: You cannot increase rent as a condition of allowing a pet
• Refuse without reasoning: You must explain your decision if you refuse
• Use vague language: "For safety reasons" is not sufficient; explain the specific safety concern

If the Tenant Disputes Your Refusal

If a tenant believes your refusal is unreasonable, they can refer the matter to the First-Tier Tribunal. The Tribunal will assess whether your reasoning was genuinely reasonable or a pretext to refuse.

Evidence You Should Keep

• A copy of the tenant's pet request
• Your written decision with reasoning
• Evidence supporting refusal (insurance documents, property photos, etc.)
• Proof you sent the decision within 28 days

Insurance and Liability

If you allow a pet:

• Check your landlord insurance policy to ensure pets are permitted
• Some policies may charge a premium for pet-owning tenancies
• You may require proof of pet liability insurance from the tenant
• Document the permission clearly in writing

Key Dates

• 1 May 2026: Phase 1 takes effect. The 28-day pet request process becomes law.
• 28-day response deadline: Count from the day you receive the request
• If no response: Deemed accepted on day 29

Sources

• Renters' Rights Act 2025 (c. 26)
• MHCLG Implementation Roadmap
• Civil Penalties Guidance

Disclaimer: This guide is based on the Renters' Rights Act 2025 and government guidance as at April 2026. It is not legal advice. For advice on your specific situation, consult a solicitor. This guide does not cover all exceptions or edge cases.