Respond to written pet requests within 28 days and do not refuse unreasonably

A tenant of a private assured tenancy (not social housing) makes a written request, describing the pet, to keep a pet at the property.

Give or refuse consent in writing on or before the 28th day after the request. Within those 28 days you may reasonably ask for more information (then decide by the later of day 28 or 7 days after receiving it; if the tenant does not provide it you need not decide), or seek a superior landlord's consent (then decide within 7 days of their reply); you can also agree a later date with the tenant. Do not unreasonably refuse; explain any refusal. Once consent is given it cannot be withdrawn. Do not require pet insurance or extra deposits above the cap; pet damage can be met from the deposit or any relevant insurance.

Deadline

Within 28 days of receiving the request

Extended by 7 days after further information or superior landlord's decision, or by agreement (HA 1988 s.16A(2)-(5)).

• Tenant's written request
• Written response with date and reasons
• Any requests for further information and superior landlord correspondence

Other consequences

Breach of an implied tenancy term: tenant can complain or apply to court, which may order specific performance (HA 1988 s.16B(5)).

• Renters' Rights Act 2025, s.11 (right to request permission to keep a pet; inserts HA 1988 ss.16A-16B)legislation.gov.uk
• Housing Act 1988, s.16A (requesting consent to keep a pet)legislation.gov.uk
• Tenant Fees Act 2019, s.1 and Schedule 1 (requiring insurance is not a permitted payment)legislation.gov.uk

Official guidance

Reasonable refusal includes where keeping the pet would breach a superior lease or the superior landlord withholds consent despite reasonable steps (s.16B(4)); GOV.UK adds examples such as another tenant's allergy, property too small, or an illegal animal. Not liking pets or general fear of damage is usually unreasonable. Earlier Bill drafts let landlords require pet insurance; that provision was not enacted (Russell-Cooke commentary and the enacted s.11 text).

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