For most private tenants in England, a landlord can refuse a pet in 2026 only for a reasonable reason. Since 1 May 2026, a tenant on an assured tenancy can ask in writing to keep a pet. The landlord must answer in writing, normally within 28 days. The Act says consent is “not to be unreasonably refused” and gives landlords no right to require pet insurance or a separate pet deposit.
The short version
- The tenant asks in writing and describes the pet. The landlord replies in writing within 28 days, or later in set cases.
- A refusal must be reasonable. GOV.UK gives examples of reasons that may be reasonable and reasons that are usually unreasonable.
- Pet damage can be claimed from the ordinary deposit.
Who can ask, and what counts as a pet?
Section 16A of the Housing Act 1988, inserted by section 11 of the Renters’ Rights Act, applies to every assured tenancy other than social housing. It came into force for those tenancies on 1 May 2026 (S.I. 2026/421, regulation 2). All assured shorthold tenancies became assured periodic tenancies that day, so on our reading older tenancies are covered, except a few where a possession claim was already under way on 1 May 2026 (Renters’ Rights Act 2025, Schedule 6, paragraphs 1, 3, 4, 16 and 17).
A pet is an animal kept mainly for personal interest, companionship or ornamental purposes. A tenant “keeps” a pet if they let it live in the home, owned or not. A tenant whose landlord lives in the same building (not a purpose-built block of flats) is outside assured tenancies under Housing Act 1988, Schedule 1, paragraph 10, so on our reading has no section 16A right. GOV.UK’s landlord overview also mentions a “potential tenant”, but section 16A is a term of an existing tenancy, so on our reading it covers tenants, not applicants.
How does a tenant make a request?
- The tenant asks in writing and describes the pet (section 16B(3)). GOV.UK suggests the type of animal, its size and the room it needs.
- The 28 days run from “the date of the request”. The landlord can reasonably ask for more information on or before day 28.
- The landlord answers in writing. GOV.UK says a refusal should explain why.
Once a landlord consents, GOV.UK says they cannot change their mind or the tenancy agreement. A second pet needs a new request.
How long does a landlord have to reply?
| Situation | Landlord’s deadline | Source |
|---|---|---|
| Straightforward request | Day 28 after the request | Section 16A(1)(c) |
| Landlord reasonably asks for more information by day 28 and the tenant supplies it | The later of the rest of the 28 days or 7 days after the tenant supplies it (GOV.UK’s wording) | Section 16A(2), GOV.UK |
| Tenant does not supply it | No duty to give or refuse consent | Section 16A(2)(b) |
| Superior landlord’s consent is needed and the landlord asks for it by day 28 | May delay until 7 days after the superior landlord’s answer | Section 16A(3) |
| Both sides agree | The agreed date | Section 16A(4) |
If more than one row applies, the landlord may delay until the latest date (section 16A(5)).
Can a landlord refuse a pet? What counts as reasonable
Section 16B(4) gives examples: refusal is reasonable where the pet would breach an agreement with a superior landlord, or that agreement needs the superior landlord’s consent and the landlord has taken reasonable steps to get it without success. For other cases GOV.UK gives examples, and its November 2025 guide says landlords will be required to consider requests case by case.
- GOV.UK says it may be reasonable to refuse where another tenant has an allergy, the home is too small for a large pet or several pets, the pet is illegal to own, or a freeholder does not allow pets.
- It says refusal would usually be unreasonable where the landlord dislikes pets, has had trouble with earlier tenants’ pets, worries generally about future damage, thinks a pet might affect future lettings, or knows the tenant needs an assistance animal.
On our reading, a blanket “no pets” policy is hard to defend, while a refusal that names the animal, the home and the problem is easier to justify. Section 16B(2) leaves landlords free to set terms about pets that do not live in the home, such as visiting animals. A tenant can complain, or start court proceedings, and section 16B(5) lets a court order specific performance.
If you let a flat on a lease, GOV.UK says you may need your freeholder’s permission, so check the lease. Ask by day 28, because section 16A(3) extends your deadline only if you seek consent by then.
Can a landlord ask for pet insurance or a pet deposit?
Earlier versions of the Bill carried such clauses. The version printed on 15 January 2025 had a proposed section 16C letting a landlord make insurance a condition of consent, and the 15 July 2025 version had one for an extra pet damage deposit of three weeks’ rent. Neither is in the Act (Parliament’s Bill publications).
GOV.UK’s tenant fees guidance says a landlord cannot charge a payment that is not on its list, and that requiring a tenant to pay for insurance is a prohibited payment, though a tenant can use insurance if they choose to. Section 1(3)(b) of the Tenant Fees Act 2019 also bars requiring a tenant to enter a contract of insurance with a third party in connection with the tenancy, subject to subsections (6) and (7). GOV.UK says a first breach can bring a penalty of up to £5,000.
For damage, GOV.UK says the landlord can claim from the ordinary deposit for pet repairs, following the deposit scheme’s rules, and may be able to claim on insurance, but cannot claim twice for the same damage. The cap stays at five weeks’ rent, or six where annual rent is £50,000 or more. See our tenant fees guide.
What about assistance dogs and the Equality Act?
GOV.UK treats assistance animals inside the pet process and says refusal is usually unreasonable if the landlord knows the tenant needs one, such as a guide dog. The Equality Act 2010 adds a separate duty: under section 36 and Schedule 4, a person who lets or manages premises must make reasonable adjustments for a disabled tenant who asks, and the duty reaches a term of the letting. Section 20(7) generally bars making the disabled tenant pay the cost of complying.
Whether an assistance animal also falls inside the Act’s definition of a pet is not settled in the sources we read, so take advice before refusing.
A worked example (invented dates)
A tenant emails a written request to keep a small dog on Tuesday 3 November 2026.
| Date | What happens |
|---|---|
| Tue 3 Nov | Request received. |
| Tue 10 Nov | The landlord asks whether the dog is house-trained. |
| Fri 27 Nov | The tenant answers. |
| Tue 1 Dec | Day 28 after the request. |
| Fri 4 Dec | Seven days after the answer, so the latest reply date. |
Seven days after 27 November falls after day 28, so the landlord has until 4 December. Had the tenant answered on 12 November, day 28 would stand.
A checklist for landlords
- Date-stamp the request and diarise day 28. Ask any questions in writing before then.
- Check the tenancy agreement and any lease, and ask a freeholder early.
- Decide on this animal and this home. If you refuse, give reasons in writing.
- Put what you agreed in the consent, because you cannot change your mind later.
- Do not require insurance or an extra pet deposit.
- Record the home’s condition at the start, so a deposit claim has evidence.
What the sources do not settle
- Whether a higher rent for a pet is allowed. On our reading, a separate pet payment is barred as a payment not on GOV.UK’s fees list, and a surcharge folded into the rent meets the annual rent-increase rules.
- How the 28 days are counted when day 28 is a weekend. Treat the Friday before as the safe date.
If you let a home in Edmonton or nearby and want a second opinion on your pet terms, talk to our lettings team. Our Renters’ Rights Act guide covers the other changes, tenants can read their rights, and our article on raising the rent covers another one.
Questions readers ask
Can a landlord say no to a pet if the tenancy agreement bans pets?
The sources we read do not say a no-pets clause is overridden. Since 1 May 2026 section 16A of the Housing Act 1988 makes it an implied term of an assured tenancy that a tenant may keep a pet if they ask in writing and the landlord consents, and consent is not to be unreasonably refused. GOV.UK adds that a tenant who keeps a pet without permission may be breaking the tenancy terms.
Can I ask my tenant for a pet deposit or pet insurance?
The Act as passed contains neither. GOV.UK says you can require a deposit of up to five weeks’ rent, or six if the annual rent is £50,000 or more, and that requiring a tenant to pay for insurance is a prohibited payment. A tenant may choose to buy insurance. Pet damage can be claimed from the ordinary deposit.
How long does a landlord have to reply to a pet request?
The reply must be in writing on or before the 28th day after the request. If you reasonably ask for more information by then and the tenant supplies it, GOV.UK says you have the rest of the 28 days or a further 7 days, whichever is later. If the tenant does not supply it, you do not have to decide.
What if the freeholder does not allow pets?
Section 16B of the Housing Act 1988 gives two examples where refusing is reasonable: the pet would put the landlord in breach of an agreement with a superior landlord (a freeholder or head lessee), or that agreement needs the superior landlord’s consent and the landlord has taken reasonable steps to get it without success. Ask early, because the clock runs from the tenant’s request.
Can a landlord refuse an assistance dog?
GOV.UK says refusing is usually unreasonable if the landlord knows the tenant needs an assistance animal, such as a guide dog. Separately, the Equality Act 2010 puts a duty to make reasonable adjustments on a person who lets premises, once the disabled tenant asks. The right answer depends on the facts, so take advice before refusing.
Sources
- GOV.UK, Landlord guide, If a tenant wants a pet to live with them, read on 17 October 2026.
- GOV.UK, Landlord guide, Overview, read on 17 October 2026.
- GOV.UK, Tenant guide, If you want a pet to live with you, published 7 April 2026, read on 17 October 2026.
- GOV.UK, Fees you can charge as part of a tenancy, first published 1 May 2026, updated 7 July 2026.
- GOV.UK, Guide to the Renters’ Rights Act, published 6 November 2025.
- legislation.gov.uk, Renters’ Rights Act 2025, section 11, and Housing Act 1988, section 16A and section 16B, read on 17 October 2026.
- legislation.gov.uk, S.I. 2026/421, regulation 2, Renters’ Rights Act 2025, Schedule 6 and Housing Act 1988, Schedule 1, read on 17 October 2026.
- GOV.UK, Renters’ Rights Act: an overview for landlords, read on 17 October 2026.
- legislation.gov.uk, Tenant Fees Act 2019, section 1, read on 17 October 2026.
- legislation.gov.uk, Equality Act 2010, section 20, section 36 and Schedule 4, read on 17 October 2026.
- UK Parliament, Renters’ Rights Bill publications, Bills as printed on 15 January 2025 and 15 July 2025, read on 17 October 2026.
