Pets in rented property: the rules for landlords

Since 1 May 2026, a tenant in England has the right to ask in writing to keep a pet, and the landlord must not unreasonably refuse. The landlord has 28 days to reply in writing, with limited extensions. A refusal is always reasonable where a superior lease bans pets, but blanket "no pets" policies, a general dislike of animals or a worry about damage are not good enough. Landlords cannot require pet insurance and cannot take an extra pet deposit above the normal cap — pet damage comes out of the standard deposit like any other damage.

Rules here are for England, checked against the Renters' Rights Act 2025 and GOV.UK guidance on 22 October 2026. This is general information, not legal advice.

How does a tenant ask to keep a pet?

The request must be in writing and describe the pet — what kind of animal, and usually its size, age and temperament. Asking in conversation is not enough to start the clock. Agents should log the date each written request arrives, because that is when the deadline starts running.

How long does a landlord have to respond?

28 days, in writing. The deadline can move in three situations:

• More information. If the landlord asks the tenant for further details, the landlord has until seven days after the tenant provides them.
• Superior landlord. Where the landlord needs consent from a freeholder or head landlord, they have until seven days after that consent decision arrives.
• Agreement. The landlord and tenant can agree a later date.

Silence is not an answer. A reply should say yes, yes with conditions, or no with a reason.

When can a landlord refuse a pet?

The test is whether the refusal is reasonable in the circumstances of the property and the request.

Always reasonable: where a superior lease prohibits pets, or the superior landlord refuses consent — common in leasehold flats.

Examples GOV.UK gives of reasonable refusals: another tenant in a shared property has an allergy; the property is too small for the animal requested; the animal is illegal to own.

Examples GOV.UK gives of unreasonable refusals: the landlord simply does not like pets; a bad experience with a previous tenant's pet; a general concern about possible damage; and refusing an assistance animal.

A good refusal explains the specific reason in writing. A vague "no pets in this property" is the kind of answer that is hard to defend.

Can landlords charge for pet insurance or take a pet deposit?

No to both:

• Insurance. The government withdrew the clause that would have let landlords require pet insurance in July 2025, and it is not in the final Act. Requiring a tenant to buy any insurance is a banned payment under the Tenant Fees Act 2019, and pets are not an exception.
• Deposit. An amendment allowing a separate pet deposit was rejected. The tenancy deposit stays capped at five weeks' rent (six where the annual rent is £50,000 or more), and the landlord can claim for pet damage from it at the end of the tenancy, in the normal way.

That makes the inventory and periodic inspections more important, not less. A detailed check-in record and dated inspection photos are what turn "the cat ruined the carpet" into a claim that holds up.

What should letting agents do?

1. Set up a process. Log every written request with its date, acknowledge it, and diarise the 28-day deadline.
2. Check the head lease on leasehold properties straight away — it may decide the answer.
3. Ask for details early. Animal type, size, age, vaccination and flea treatment, and how it will be cared for. Asking promptly also extends the deadline fairly.
4. Advise the landlord on what counts as a reasonable refusal, and record the decision and reason in writing.
5. If you say yes, set conditions in writing — the specific animal, cleaning at the end of the tenancy, responsibility for damage — and update the inventory.
6. Inspect regularly. Our guide to how often a landlord can inspect a property covers the notice rules.

For the wider reforms, see the Renters' Rights Act for letting agents.

Frequently asked questions

Can a landlord refuse a pet in England?

Yes, but only reasonably. Since 1 May 2026, a landlord must not unreasonably refuse a tenant's written request to keep a pet. Refusal is always reasonable where a superior lease bans pets; other reasonable grounds include another tenant's allergy, a property too small for the animal, or an animal that is illegal to own.

How long does a landlord have to respond to a pet request?

28 days from the written request, extended to seven days after any further information the landlord asks for, or seven days after a superior landlord's consent decision, or to a later date both sides agree.

Can a landlord charge a pet deposit?

No. There is no separate pet deposit. The tenancy deposit remains capped at five weeks' rent (six weeks where annual rent is £50,000 or more), and pet damage can be claimed from it at the end of the tenancy.

Can a landlord require pet insurance?

No. The proposal to let landlords require pet insurance was withdrawn in July 2025, and requiring a tenant to buy insurance is a banned payment under the Tenant Fees Act 2019.

If the evidence is the hard part, Solace's periodic inspections put a qualified clerk in the property on schedule, with dated photos and condition notes that separate fair wear and tear from damage — all under your agency's name. To see it on your own portfolio, book a demo.