Renters’ Rights Act and Pets: the 28-Day Deadline Calculator
Since 1 May 2026 a tenant in England can ask in writing to keep a pet and the landlord must answer in writing within 28 days — and may not refuse unreasonably. Enter the request date and any information or superior-landlord steps to see the exact deadline.
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What the Act actually says. New section 16A of the Housing Act 1988 (inserted by section 11 of the Renters’ Rights Act 2025) provides that a tenant “may keep a pet at the dwelling-house if the tenant asks to do so … and the landlord consents”, that consent “is not to be unreasonably refused”, and that the landlord “is to give or refuse consent in writing on or before the 28th day after the date of the request”. The request must be in writing and include a description of the pet (s.16B).
How the 28 days can stretch
| Situation | Effect on the deadline |
|---|---|
| Landlord reasonably asks for further information by day 28 | Deadline moves to the 7th day after the tenant provides it; if the tenant never provides it, no decision is due |
| A superior landlord’s consent is needed and the landlord seeks it by day 28 | Deadline moves to the 7th day after the superior landlord’s consent or refusal arrives |
| Landlord and tenant agree a different date in writing | That agreed date applies |
| More than one of the above applies | The latest of the available dates applies (s.16A(5)) |
What counts as a reasonable refusal
The Act gives a non-exhaustive list (s.16B(4)): keeping the pet would put the landlord in breach of an agreement with a superior landlord, or the superior lease bans pets without the superior landlord’s consent and the landlord has taken reasonable steps to obtain it and been refused. Anything else is judged on ordinary reasonableness. If consent is unreasonably refused, the court “may order specific performance of the obligation” (s.16B(5)) — the Information Sheet tells tenants they can challenge the decision in court.
Pet insurance and extra deposits
A full-text search of the Act as enacted finds no provision allowing a landlord to require pet insurance or an additional deposit as a condition of consent; the government’s written-information guidance on pets is silent on it too. Tenancy deposits remain capped under the Tenant Fees Act 2019 (5 weeks’ rent where the annual rent is under £50,000). If you read elsewhere that the Act “lets landlords insist on pet insurance”, ask for the section number — we could not find one.
For landlords: the tax side
Repairing pet damage is a revenue repair when the property is let — deductible in the year (allowable expenses); replacing carpets or furniture uses replacement of domestic items relief. Neither depends on whether the tenant paid for it.
Sources, read 5 September 2026: Renters’ Rights Act 2025 s.11 (pets: ss.16A–16B Housing Act 1988) · Written information guidance, ‘Pets’ section (MHCLG PDF) · Information Sheet 2026. England only; Scotland and Wales have separate tenancy law. General information, not legal advice — for a live dispute, speak to a solicitor, Shelter or your council’s housing team.
Asked constantly
In writing, on or before the 28th day after the written request — extended to the 7th day after further information is provided, or after a superior landlord replies, where those steps were taken by day 28.
Yes, but not unreasonably. The Act's own examples of a reasonable refusal are a superior lease that forbids pets or a superior landlord who has refused consent after reasonable steps.
The Act as enacted contains no such provision and the government's guidance does not mention one. Any such term is not an Act-conferred right.
Yes — section 16B requires a written request that describes the pet. A verbal request does not start the 28-day clock.
Sources
The primary documents this page is built from. Links checked 5 September 2026.
- Renters' Rights Act 2025 s.11 — pets — legislation.gov.uk
- Written information that must be given to tenants: guidance for landlords (PDF) — GOV.UK / MHCLG
- The Renters' Rights Act Information Sheet 2026 (official PDF) — GOV.UK / MHCLG