Pet Requests — Your New Obligations
Pet Requests — Your New Obligations
Quick Reference
Essential Points for Letting Agents:
- Right to Request: All assured tenants have the right to request permission to keep a pet from 1 May 2026
- 28-Day Response: Landlords must give or refuse consent in writing within 28 days of receiving a written request
- Reasonable Refusal Only: Landlords cannot refuse consent unreasonably
- Additional Deposit Allowed: Landlords can request up to three weeks' additional rent as a deposit to cover potential pet damage
- No Pet Insurance Required: The mandatory pet insurance requirement has been withdrawn
Overview
The Renters' Rights Act 2025 introduces a new statutory right for tenants to keep pets in privately rented properties. This represents a significant shift in the rental market and creates new obligations for letting agents managing properties on behalf of landlords.
From 1 May 2026, all assured tenants in the private rented sector will have the right to request permission to keep a pet. While landlords retain the ability to refuse such requests, they must do so within strict timeframes and can only refuse on reasonable grounds.
This help sheet explains what these changes mean for your agency, the processes you must follow, and how to advise landlords appropriately.
Key Changes Under the Act
The Right to Request
From 1 May 2026, tenants holding assured tenancies (which will include all new and existing tenancies under the reformed system) can formally request permission to keep a pet in their rented home.
Mandatory Written Process
The legislation establishes a formal written process:
- Tenant's Request: Must be made in writing with details of the pet
- Additional Information: Landlords can request further information about the type of pet
- Landlord's Response: Must be given in writing within 28 days of the request
- Decision: Must be either consent or refusal—silence or delay is not an option
Reasonableness Test
Landlords cannot refuse consent unreasonably. This means refusals must be based on legitimate, justifiable grounds. Blanket "no pets" policies will no longer be enforceable for assured tenancies.
Financial Protection for Landlords
Following successful advocacy by Propertymark, the Government reversed its earlier stance on pet insurance:
- Additional Deposit: Landlords can request up to three weeks' additional rent as a deposit specifically to cover potential pet damage
- No Insurance Mandate: The requirement for tenants to obtain pet insurance has been withdrawn
- Total Deposit Limit: Remember this additional amount is on top of the standard deposit, but all deposits remain subject to protection requirements
What This Means for Agents
Your Role as Intermediary
As a letting agent, you will typically handle pet requests on behalf of landlords. This creates several new responsibilities:
- Receiving and Processing Requests: You must ensure tenant requests are properly documented and forwarded to landlords promptly
- Managing Timescales: The 28-day response deadline is strict—you need systems to track and meet this requirement
- Advising Landlords: You must guide landlords on what constitutes reasonable grounds for refusal
- Documenting Decisions: All responses must be in writing with clear reasoning if refusing consent
Compliance Risk
Local authorities have enforcement powers under the Act, including:
- Civil penalties of up to £7,000 for breaches
- Multiple penalties for continued or repeat breaches
- Powers applying to "anyone acting directly or indirectly" on the landlord's behalf—this includes letting agents
Failure to respond within 28 days or unreasonable refusals could expose both your landlord clients and your agency to enforcement action.
Impact on Existing Processes
The pet request process applies to all assured and regulated tenancies from 1 May 2026, regardless of when they were agreed. This means:
- Existing tenancy agreements with "no pets" clauses will be overridden by the statutory right to request
- You cannot simply rely on existing tenancy terms to refuse requests
- Your standard tenancy agreements will need updating to reflect the new framework
Practical Steps to Take Now
1. Update Your Systems (Before 1 May 2026)
CRM and Case Management:
- Create a new workflow for pet requests with automatic 28-day deadline tracking
- Set up reminder alerts at day 14 and day 21 to ensure timely responses
- Design templates for acknowledging requests and issuing decisions
Document Templates:
- Pet request acknowledgement letter
- Request for additional information about the pet
- Consent letter (including any conditions and additional deposit requirements)
- Refusal letter (with clear reasoning)
2. Develop Decision-Making Guidance
Create an internal framework for assessing pet requests that considers:
Potentially Reasonable Grounds for Refusal:
- Property type unsuitable (e.g., small flat for large dog)
- Superior lease restrictions (freeholder prohibits pets)
- Specific property features (e.g., delicate or valuable flooring)
- Documented history of pet-related damage by the specific tenant
Unreasonable Grounds:
- Blanket "no pets" policies
- Personal preference without property-specific justification
- Assumptions about pet behaviour without evidence
3. Communicate with Landlords
Immediate Actions:
- Issue guidance to all landlords explaining the new requirements
- Review existing portfolios to identify properties with "no pets" clauses
- Discuss landlords' preferences and concerns about pets
- Explain the additional deposit option (up to three weeks' rent)
Ongoing Management:
- Update landlord onboarding materials to cover pet request procedures
- Include pet policy discussions in regular landlord reviews
4. Train Your Team
Different roles require tailored guidance:
- Lettings Negotiators: Understanding the right to request when marketing properties
- Property Managers: Processing requests and managing the 28-day timeline
- Compliance Officers: Monitoring adherence to timescales and reasonableness tests
- Customer Service: Handling tenant enquiries about the process
5. Review Deposit Procedures
For New Pet Approvals:
- Ensure your deposit protection processes accommodate the additional three weeks' rent
- Update deposit protection certificates to clearly identify the pet damage element
- Review your deposit return procedures to assess pet-related damage fairly
Frequently Asked Questions
Q: Can landlords still refuse pet requests?
A: Yes, but only on reasonable grounds and within 28 days. Blanket refusals are not permitted.
Q: What happens if we miss the 28-day deadline?
A: This could constitute a breach of the Act, potentially exposing the landlord and agent to civil penalties of up to £7,000 from the local authority.
Q: Can we charge a pet fee or higher rent?
A: No. The only additional charge permitted is up to three weeks' rent as an additional deposit to cover potential pet damage. You cannot charge pet fees or increase rent specifically because of a pet.
Q: Do existing "no pets" clauses still apply?
A: No. From 1 May 2026, the statutory right to request overrides existing contractual terms for assured and regulated tenancies.
Q: What if the freeholder prohibits pets?
A: A superior lease restriction (such as a freeholder's prohibition) may constitute reasonable grounds for refusal, but you must evidence this with the actual lease terms.
Q: Can we require pet insurance?
A: No. The Government withdrew the mandatory pet insurance requirement. However, you can request up to three weeks' additional rent as a deposit.
Q: What counts as "unreasonable" refusal?
A: While the Act doesn't define this precisely, blanket policies, personal preferences without property-specific justification, and assumptions without evidence would likely be considered unreasonable.
Q: Does this apply to all rental properties?
A: It applies to all assured and regulated tenancies in the private rented sector from 1 May 2026, including existing tenancies agreed before that date.
Q: What if a tenant already has a pet without permission?
A: The tenant must still make a formal written request. The landlord must respond within 28 days. Previous unauthorised pet-keeping may inform the decision but doesn't automatically justify refusal.
Q: Can we set conditions when granting consent?
A: Yes, reasonable conditions can be attached to consent (such as professional cleaning at end of tenancy), and you can request the additional deposit of up to three weeks' rent.
Key Dates
| Date | Event |
|---|---|
| 27 October 2025 | Renters' Rights Act 2025 received Royal Assent |
| 27 December 2025 | Local authority investigatory powers commence |
| 1 May 2026 | Pet request provisions take effect |
Further Support
Propertymark Resources:
- Access the Renters' Rights Act Toolkit for detailed guidance
- Watch webinar recordings on operational readiness
- Check your communication preferences to receive legislative updates
Preparation Checklist:
- ☐ Update CRM systems with pet request workflow
- ☐ Create document templates for all stages of the process
- ☐ Develop internal decision-making guidance
- ☐ Communicate changes to all landlords
- ☐ Train team members on new procedures
- ☐ Review and update standard tenancy agreements
- ☐ Update deposit protection procedures
This guidance is based on the Renters' Rights Act 2025 as it received Royal Assent on 27 October 2025. Agents should monitor for any further implementation guidance from government and continue to check Propertymark updates as the 1 May 2026 commencement date approaches.
