Pets and Landlord Consent

From 1 May 2026, most private rented sector assured periodic tenancies in England include a legal right for tenants to request permission to keep a pet.

What that means day to day:

  • The tenant must make a written request that describes the pet.
  • You must reply in writing within the deadline.
  • You must not unreasonably refuse consent.

This is a right to ask. It is not an automatic right to keep any animal in any property.

Which tenancies this applies to

In scope

It applies to assured tenancies except a “tenancy of social housing” (as defined by the Housing and Regeneration Act 2008). In plain terms, it is aimed at private rented sector assured tenancies in England.

It covers:

  • new tenancies starting after commencement; and
  • existing assured tenancies once these provisions are in force.

Out of scope

It does not apply to:

  • social housing tenancies within the statutory definition
  • lodgers/licences
  • contractual tenancies outside the Housing Act 1988 framework

What counts as a “pet”

A “pet” means an animal kept mainly for personal interest, companionship, ornamental purposes, or a mix of those.

It is a broad definition. It is not limited to cats and dogs.

“Keeping a pet” vs visiting animals

“Keeping a pet” is wider than ownership

A tenant may be treated as “keeping a pet” if the animal lives at the property, even if the tenant does not own it.

Examples:

  • a partner moves in, and the tenant agrees the partner’s animal will live there
  • the tenant takes in someone else’s animal long-term, so it effectively lives at the home

Visiting animals

These rules are about animals that live at the property. They do not stop you and the tenant from agreeing on sensible rules for animals that only visit (for example, a guest bringing a dog over for an afternoon).

What a valid pet request must include

A valid request must:

  • be in writing
  • describe the pet the tenant wants consent for

In practice, a simple template helps. It makes it easier to make a fair decision and to explain your decision later.

A useful template usually asks for:

  • species/type (dog, cat, rabbit, etc.)
  • breed and approximate size
  • number of animals
  • age
  • temperament/training notes (including house-trained status where relevant)
  • whether the pet will be left alone for long periods
  • anything relevant for building management (shared entrances, lifts, communal areas)

If the first message is too thin to decide on, reply promptly and request the missing details (see “Pausing the deadline” below).

Your decision deadline and how it works

Default rule: 28 days

You must grant or refuse consent in writing by day 28 after the request date, unless a delay rule applies.

If you miss the deadline, the tenant may apply to court, and the court can enforce compliance with the implied term.

Use a date-stamped, trackable method (email, portal message, scanned letter). If you cannot prove when you received the request, you are making life harder for yourself.

How you can lawfully extend (pause) the deadline

The 28-day clock does not always run straight through. You can extend time, but only if you do it properly, on time, and keep records.

Asking for more information

If you reasonably ask the tenant for more information about the pet on or before day 28:

  • If the tenant provides it, you can delay your final decision until day 7 after they provide the information.
  • If the tenant does not provide it, you are not required to grant or refuse consent.

If you need more information, ask early, in writing, and spell out exactly what you need.

Superior landlord/leaseholder consent

You can also pause the deadline where:

  • consent is needed from a superior landlord under a superior tenancy; and
  • you seek that consent on or before day 28.

In that case, you can delay your decision until day 7 after you receive the superior landlord’s consent or refusal.

This often comes up in leasehold flats where the lease restricts pets or requires freeholder/managing agent approval.

Agreement to extend time

You can extend the period if you and the tenant agree to an extension. Keep that agreement in writing.

If more than one delay ground applies

If more than one ground applies, you can delay until the latest permitted date. Keep a clear timeline on file.

When can it be reasonable to refuse?

There is no fixed checklist. The decision is case-by-case, based on the property, the animal, and what you know at the time.

Superior landlord issues (explicitly recognised)

Refusal can be reasonable where:

  • allowing the pet would put you in breach of a superior landlord agreement; or
  • the superior landlord arrangement bans pets without consent, you took reasonable steps to obtain consent, and the superior landlord does not give it

Other examples (case-by-case)

Government guidance gives examples where refusal may be reasonable, such as:

  • another occupier has an allergy (in the property or building)
  • the property is too small for a large pet (or several pets)
  • the pet is illegal to own
  • you are a leaseholder and your freeholder does not allow pets

Reasons that usually will not be enough on their own

Refusal will not usually be reasonable just because:

  • you do not like pets
  • you have had problems with pets before
  • previous pets damaged a property
  • you have general worries about possible future damage
  • you think a pet might put off future tenants
  • you know the tenant needs an assistance animal (for example, a guide dog)

If you refuse, you should be able to explain (and evidence) why refusal is reasonable for this property and this animal.

What to put in your written decision

If you refuse consent

A refusal letter/email should usually include:

  • a clear decision (“consent refused”)
  • reasons in plain English
  • what you relied on (for example, the relevant lease clause, or a freeholder/managing agent refusal)
  • what would change the outcome, if anything (for example, “If freeholder consent is obtained, we will reconsider”)

If you grant consent

Make the permission clear and specific:

  • identify the pet(s) described in the request
  • record any practical arrangements agreed (waste disposal, cleaning accidents in communal areas, use of gardens, routes through shared halls, etc.)

Treat consent as permission for this pet, not a blanket “pets are always allowed”. If the tenant later wants another animal, they should make a new request.

Conditions: fine in principle, but keep them reasonable

You can agree to pet-related conditions. Just be careful with conditions that effectively block pets in practice. If a condition is so onerous that it is really a refusal, it may be treated as an unreasonable refusal.

Disputes and enforcement

There are no specific financial penalties built into this part of the regime. Disputes are handled as a tenancy/contract issue through:

  • the courts (including the power to order compliance)
  • and, once operational, the Private Rented Sector Ombudsman

A court can order “specific performance” (that is, it can order you to comply with the implied term).

Assume any refusal, delay, or silence may be looked at later. Keep your file in order.

Damage and money

  • Pet-related damage can be claimed from the tenancy deposit (subject to the usual evidence, terms of the consent, tenancy terms and deposit rules).
  • If the deposit does not cover the loss, you can pursue the tenant in court for the balance.

The basics still do most of the work here:

  • a good inventory and check-in evidence
  • regular inspections
  • prompt reporting and follow-up
  • clear photos and records of condition at start and end

If a tenant keeps a pet without consent

If an animal lives at the property without your written consent, the tenant may be in breach where:

  • the tenancy requires landlord consent for pets; or
  • pet-related behaviour breaches other terms (damage, nuisance, etc.)

In those cases, you may seek possession under Ground 12 (breach of tenancy), subject to the court’s discretion.

Be realistic about risk and cost. If the tenant made a written request and you refused (or failed to respond), expect them to argue your refusal was unreasonable or that you breached the implied term. Evidence matters.

A suggested§ workflow for landlords and letting agents

A consistent process makes it easier to show you acted reasonably and on time:

  • Log the request
    • record date received, method (email/letter/portal), and the pet description
  • Acknowledge quickly
    • confirm receipt and the date you will respond by (or that you may ask for more information)
  • Check whether you need more information
    • if yes, request it in writing as soon as possible and within the first 28 days
  • Check lease/superior landlord restrictions (if relevant)
    • for leasehold property, check the lease and apply for freeholder/managing agent consent within the first 28 days if needed
  • Issue your decision in writing
    • grant consent (identify the pet), or refuse consent (clear, evidenced reasons)
  • Store the evidence
    • keep the request, follow-up questions and replies, lease/freeholder correspondence, the final decision, and a short note of your reasoning

Key points to remember

  • This is a right to request, not an automatic right to keep any pet.
  • Requests must be in writing and must describe the pet.
  • You must respond in writing within 28 days unless a delay ground applies.
  • Superior landlord/lease restrictions are a clear example of when refusal can be reasonable.
  • Keep an audit trail so you can show your decision was reasonable.
  • Damage is handled through the deposit first, then (if needed) a court claim for the balance.
  • Enforcement is mainly through the courts (including specific performance) and, in time, the PRS Ombudsman.
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