Under section 15A of the Housing Act 1988 (as inserted by the Renters' Rights Act 2025), a tenant on a Periodic Assured Tenancy in England has the right to make a written pet request. The landlord must respond in writing within 42 days, and can only refuse on grounds that are reasonable in the circumstances.
Failure to respond within the deadline is treated as consent. An unreasonable refusal may be challenged by the tenant as a breach of the statutory right. Landlords who include a blanket no-pets clause in a new PAT — or rely on one in an existing tenancy — face potential challenge and liability.
What the new pet right actually says
The right is not a right to keep a pet — it is a right to request permission. The key rules from 1 May 2026:
- Written request: The tenant must make the request in writing, identifying the pet (species, breed, name)
- 42-day response window: The landlord must respond in writing within 42 days. No response = deemed consent
- Reasonable grounds only for refusal: Refusal must be justified — examples include: building lease prohibits pets, property has no outdoor space suitable for the pet type, there is documented evidence of previous pet damage by the same tenant
- Reasonable conditions permitted: The landlord may attach conditions to consent, including requiring the tenant to take out pet damage insurance
- No blanket no-pets clauses: A blanket contractual prohibition is unenforceable — each request must be considered on its merits
What counts as a reasonable refusal
The Act does not define 'reasonable grounds' exhaustively. Likely reasonable grounds include:
- The headlease or superior landlord's consent prohibits animals (and consent cannot be obtained)
- The property is a studio flat or single room with no outdoor space, and the requested animal is a large dog
- The property has allergy-sensitive fittings (e.g. soft furnishings the tenant cannot replace) and the animal is a known allergen risk
- The tenant has a documented history of pet damage at the same property and the landlord can evidence this
- The requested pet type is inherently unsuitable for the property (e.g. livestock in a first-floor flat)
What is not a reasonable refusal
These grounds will likely be considered unreasonable by a tribunal or court:
- A general preference for no pets without property-specific justification
- Concern about resale value or re-letting difficulty
- General statements about pet damage without property-specific evidence
- Refusing a well-behaved, small, low-risk pet in a suitable property without any specific reason
Requiring pet damage insurance
One of the most important practical protections is the right to require the tenant to obtain pet damage insurance as a condition of consent. This is explicitly permitted under the Act.
Where you grant consent conditionally, the condition must be reasonable. Requiring commercially available pet damage insurance is reasonable. Requiring an insurer that does not exist or specifying terms no product matches is not.
Updating your tenancy agreement
All new Periodic Assured Tenancy Agreements granted from 1 May 2026 should be drafted consistently with the new pet right — that means no blanket no-pets clause. The recommended approach is to use a neutral clause acknowledging the statutory right and requiring a written request.
- Remove any absolute 'no animals' or 'no pets without prior written consent' clause from your PAT
- Replace with a clause acknowledging the tenant's right to request a pet in writing
- Include a clause permitting the landlord to require pet damage insurance as a condition of consent
- When consent is given, add a Pet Addendum (LS-E-005) to the tenancy file recording the agreed pet details, any conditions, and the insurance requirement
Frequently asked questions
Can I still refuse a tenant's pet request?+
Yes — but only on reasonable grounds specific to the property or the request. You cannot maintain a blanket policy. You must consider each request individually and respond in writing within 42 days with your reasons. An unreasonable refusal can be challenged by the tenant.
What happens if I don't respond to a pet request within 42 days?+
Failure to respond within 42 days is treated as deemed consent. The tenant is entitled to keep the pet. If you later try to evict on the basis of the pet, you will likely fail because you have consented by inaction.
Can I charge a higher deposit to cover pet damage?+
No. The Tenant Fees Act 2019 caps the permitted deposit at 5 weeks' rent (or 6 weeks for properties renting above £50,000 per year). This cap applies regardless of pets. However, you can require the tenant to obtain pet damage insurance as a separate, reasonable condition of consent — this is explicitly permitted by the Act.
Does the pet right apply to existing tenancies?+
Yes. The right under section 15A applies to all Periodic Assured Tenancies in England, including those that converted from ASTs on 1 May 2026. Tenants in pre-existing tenancies gained the pet request right from commencement day.
What if the freeholder's lease prohibits pets?+
If your headlease or superior landlord's terms prohibit pets and you cannot obtain their consent, this is a reasonable ground for refusal. You should document your attempts to obtain consent from the superior landlord as part of your refusal response.
Is there a prescribed form for the pet request or response?+
No prescribed form is specified in the Act. However, both the request and the response should be in writing to create a clear paper trail. The LetSafe Pet Request Response Form (LS-E-006) provides a compliant written response template covering the key required elements.