Tenant Pet Requests Under the Renters' Rights Act 2025: A Landlord Guide

From 1 May 2026, the Renters' Rights Act 2025 gives all tenants on a Periodic Assured Tenancy (PAT) the statutory right to request a pet. This is one of the most significant practical changes in the RRA 2025 for landlords — and one of the most likely to generate disputes in the first year of operation. This guide explains exactly how the pet request right works, what landlords must do, and how to handle consent, refusal, and damage.

The statutory pet request right — how it works

Under the Renters' Rights Act 2025, a tenant on a PAT has the right to make a written request to keep a pet at the property. The request must be in writing and describe the pet. Once a written request is received, the landlord has 42 days to respond in writing.

• Must be in writing: The request must be a written request — a verbal conversation does not trigger the 42-day clock
• Must describe the pet: The request should describe the type of pet being requested (dog, cat, rabbit, etc.) — this helps the landlord assess the specific request
• 42-day response window: The landlord must respond in writing within 42 days. If no response is given within 42 days, consent is deemed given — the tenant can bring the pet without further permission
• Cannot withhold consent unreasonably: Where a landlord refuses, the refusal must be based on a specific, reasonable ground. A blanket policy refusal is not lawful
• Tenant challenge route: Where a landlord refuses, the tenant can challenge the refusal through the First-tier Tribunal. An unreasonable refusal may result in the tribunal granting deemed consent

What are valid grounds for refusing a pet request?

A refusal must be reasonable and specific to the property and circumstances. The following are likely to be accepted as valid grounds by the First-tier Tribunal:

• Lease or superior title restriction: Where the landlord is themselves a leaseholder and the superior lease prohibits pets, this is a valid ground for refusal — the landlord cannot consent to something the superior landlord has expressly prohibited. The landlord should provide evidence of the restriction
• Property type: A studio flat or one-bedroom property may not be suitable for a large dog — but the landlord must explain why the specific pet is unsuitable for this specific property, not rely on a general rule
• Health and allergy grounds: Where another named occupier or regular resident has a documented allergy or health condition that would be affected by the specific pet, this may be a valid ground — but evidence is required
• Safety concerns specific to the pet: For exotic animals, venomous pets, or animals that present specific risks (e.g. large reptiles), specific safety concerns may be valid grounds
• Building regulations or insurance restrictions: Where the landlord's building insurance expressly excludes liability for specified animals and the insurer will not extend cover, this may support a refusal — but the landlord must demonstrate the restriction

What conditions can a landlord impose when consenting to a pet?

Where a landlord consents to a pet request, they may impose reasonable conditions. The RRA 2025 specifically provides that landlords can require tenants to obtain pet damage insurance as a condition of consent. Reasonable conditions may include:

• Pet insurance — third-party liability: The landlord can require the tenant to take out and maintain pet insurance covering third-party liability (e.g. if the pet injures a neighbour or visitor) and damage to the property
• End-of-tenancy professional carpet cleaning: A requirement that carpets are professionally cleaned at the end of the tenancy is likely to be considered a reasonable condition where a pet has been kept
• Flea treatment: A requirement that the property is professionally flea-treated at the end of the tenancy where a dog or cat has been kept — this is a reasonable and common condition
• Notification of any damage caused by the pet: A requirement to notify the landlord promptly of any damage caused by the pet during the tenancy
• Conditions must be reasonable: Any condition imposed must be proportionate to the type of pet and the risk. Disproportionate conditions may themselves be challenged at the First-tier Tribunal as unreasonable

Pet damage and the tenancy deposit

The tenancy deposit cap under the Renters' Rights Act 2025 is 5 weeks' rent (or 6 weeks for annual rents above £50,000). This cap applies regardless of whether pets are kept — landlords cannot take an additional 'pet deposit' on top of the standard deposit cap. This is a significant change from pre-RRA 2025 practice.

• No 'top-up' pet deposit: Charging a separate pet deposit above the statutory cap is unlawful under the Tenant Fees Act 2019 and the RRA 2025 deposit cap provisions. An unlawful deposit charge is a prohibited payment
• Rely on the deposit scheme: Legitimate pet damage claims (wear beyond fair wear and tear) can be made against the tenancy deposit through the normal Tenancy Deposit Scheme adjudication process — but only where the damage is documented with pre- and post-tenancy evidence
• Pet insurance fills the gap: The most practical way for landlords to protect against pet damage above the deposit cap is to require pet insurance as a condition of consent. A well-drafted consent letter will include the insurance requirement
• Document the property state before the pet arrives: If consent is given mid-tenancy, take and retain a photographic schedule of the property's condition before the pet is brought in. This is essential evidence for any end-of-tenancy deposit claim

PAT tenancy agreement and pet clauses

The Periodic Assured Tenancy Agreement must be compliant with the Renters' Rights Act 2025. Any pet clause in the agreement must not attempt to override or exclude the statutory pet request right — such a clause would be unenforceable.

• Do not include an absolute 'no pets' clause: An absolute contractual no-pets clause is unenforceable against a tenant who makes a valid pet request under the RRA 2025. Including it creates confusion and does not protect the landlord
• Include a pet process clause: A well-drafted PAT will include a clause setting out the pet request process, the 42-day response obligation, the requirement for consent conditions to be agreed in writing, and the landlord's right to require pet insurance
• Record consent in a pet consent letter: Where a pet is agreed, document the consent and all conditions in a separate signed letter or addendum — do not rely only on an oral agreement
• Use LetSafe UK's PAT: LetSafe UK's PAT-compliant tenancy agreement (LS-E-001) is drafted to comply with the Renters' Rights Act 2025 and includes appropriate pet-request provisions