Can my landlord refuse to let me keep a pet?

Since 1 May 2026, every assured tenancy in England, except social housing, includes a right to ask to keep a pet. Your landlord can’t unreasonably refuse, and must answer in writing within 28 days.¹²

If you get a pet without permission, you may be breaking your tenancy agreement, so ask first.³

How to ask

Ask in writing.⁴
Describe the pet: for example, what kind of animal it is, how big it is, and how much room it needs.⁵
If your landlord asks for more information, give it. If you don’t, they don’t have to answer your request.⁶

How long they have

Your landlord has 28 days to say yes or no in writing.⁷ They can take longer if:

they ask you for more information. Once you’ve given it, they have the rest of the 28 days or 7 more days, whichever is later.⁸
their own lease means they need the freeholder’s consent. They then have until 7 days after the freeholder replies.⁹
you both agree to a later date.¹⁰

Fair and unfair reasons

It may be reasonable for your landlord to say no if, for example:¹¹

someone you live with has an allergy
the property is too small for a large pet or several pets
the freeholder doesn’t allow pets, or hasn’t given consent after your landlord took reasonable steps to get it¹²
the pet is illegal to own

It would usually be unreasonable to say no because they:¹³

don’t like pets
had problems with tenants’ pets in the past, or pets damaged the property before
have general worries about damage in the future
think a pet might affect future lettings
know you need an assistance animal, such as a guide dog

If your landlord refuses, they should explain why.¹⁴

Once they’ve said yes

They can’t change their mind or change your tenancy agreement. If they try, you can still keep your pet. You’ll need to ask again for another pet.¹⁵

If they don’t reply or the reason seems unfair

Complain in writing to your landlord or letting agent if they haven’t answered within 28 days, or if you think their reason is unreasonable.¹⁶ Keep a copy.

If that doesn’t work, get advice. A court can order a landlord to keep to the pet term in your tenancy.¹⁷

Deposits, insurance and damage

Your landlord can’t make you take out pet insurance or pay for it. They can’t require you to pay for insurance as part of your tenancy.¹⁸ Pet insurance isn’t on the list of payments a landlord is allowed to charge.¹⁹
They can’t take a bigger deposit because you have a pet. The usual cap of 5 weeks’ rent (6 if the rent is £50,000 a year or more) still applies.²⁰
If your pet causes damage, your landlord can take the cost of repairs from your deposit. If you have pet insurance, they may be able to claim on that. They can’t claim for the same damage twice.²¹ See getting your deposit back.

References

Housing Act 1988, s. 16A(1) and (6). It is an implied term of every assured tenancy to which this section applies that— (a) a tenant may keep a pet at the dwelling-house if the tenant asks to do so in accordance with this section and the landlord consents; (b) such consent is not to be unreasonably refused by the landlord; (c) the landlord is to give or refuse consent in writing on or before the 28th day after the date of the request. This section applies to every assured tenancy other than a tenancy of social housing ↩
Housing Act 1988, s. 16A, amendment note. Ss. 16A, 16B inserted (1.5.2026 for specified purposes) by Renters’ Rights Act 2025 (c. 26), ss. 11(1). The “specified purposes” are assured tenancies that aren’t social housing: The Renters’ Rights Act 2025 (Commencement No. 1) Regulations 2026, reg. 2. come into force on 1st May 2026 for the purposes of assured tenancies that are not social housing assured tenancies ↩
Assured periodic tenancies: a guide for tenants, “If you want a pet to live with you”. GOV.UK. If you keep or get a pet without permission, you may be breaking the terms of your tenancy agreement. ↩
Housing Act 1988, s. 16B(3)(a). The tenant’s request under section 16A must— (a) be in writing ↩
Housing Act 1988, s. 16B(3)(b). include a description of the pet for which consent is sought. Assured periodic tenancies: a guide for tenants, “If you want a pet to live with you”. This could include: what type of animal it is how big it is how much room it will need ↩
Housing Act 1988, s. 16A(2)(b). if the tenant does not provide that information, the landlord is not required to give or refuse consent. ↩
Assured periodic tenancies: a guide for tenants, “If you want a pet to live with you”. Once you have asked to keep a pet, your landlord has 28 days to respond in writing. ↩
Assured periodic tenancies: a guide for tenants, “If you want a pet to live with you”. Once you’ve given them the additional information, they have either the remainder of the original 28 days or an extra 7 days to respond with their final decision, whichever is later. Housing Act 1988, s. 16A(2)(a). if the tenant provides that information, the landlord may delay giving or refusing consent until the 7th day after the date on which the tenant provides any further information that the landlord requests ↩
Housing Act 1988, s. 16A(3). the keeping of the pet at the dwelling-house would require the landlord to obtain the consent of a superior landlord under the terms of a superior tenancy, and (b) the landlord seeks the consent of the superior landlord on or before the 28th day after the date of the tenant’s request, the landlord may delay giving or refusing consent until the 7th day after the date on which the landlord receives consent or refusal from the superior landlord. ↩
Housing Act 1988, s. 16A(4). Where the landlord and the tenant agree that the landlord may delay giving or refusing consent, the landlord may delay until whatever date is agreed between the landlord and the tenant. ↩
Assured periodic tenancies: a guide for tenants, “If you want a pet to live with you”. It may be reasonable for your landlord to refuse a request in some circumstances, such as: a person you live with has an allergy the property is too small for a large pet or several pets a freeholder owns the property and they do not allow pets the pet is illegal to own ↩
Housing Act 1988, s. 16B(4). The circumstances in which it is reasonable for a landlord to refuse consent include those in which— (a) the pet being kept at the dwelling-house would cause the landlord to be in breach of an agreement with a superior landlord; (b) an agreement between the landlord and a superior landlord prohibits the keeping of a pet at the dwelling-house without consent of the superior landlord, and the landlord has taken reasonable steps to obtain that consent but the superior landlord has not given it. ↩
Assured periodic tenancies: a guide for tenants, “If you want a pet to live with you”. It would usually be unreasonable for your landlord to refuse if they: do not like pets have had issues with tenants who had pets in the past have general concerns about potential damage in the future have had previous tenants with pets who damaged the property think a pet might affect future rentals know the tenant needs an assistance animal, such as a guide dog ↩
Assured periodic tenancies: a guide for tenants, “If you want a pet to live with you”. If your landlord refuses your request for a pet, they should explain why. ↩
Assured periodic tenancies: a guide for tenants, “If your landlord agrees you can have a pet”. Once your landlord agrees to you having a pet, they cannot change their mind or change your tenancy agreement. If they do, you can still keep your pet in the property. If you want another pet, you will have to ask for permission again. ↩
Assured periodic tenancies: a guide for tenants, “How to complain if you think a request is being unreasonably refused”. Complain to your landlord or letting agent if either: they do not respond to your request to have a pet within 28 days you think the reason for refusing a pet is unreasonable ↩
Housing Act 1988, s. 16B(5). In proceedings in which a tenant alleges that the landlord has breached the implied term created by section 16A, the court may order specific performance of the obligation. ↩
Tenant Fees Act 2019: guidance for tenants. GOV.UK, updated July 2026. your landlord is not allowed to make you pay for a loan, pay for insurance or start a contract for a service as part of your tenancy. Tenant Fees Act 2019, s. 1(3)(b). A landlord must not require a relevant person to enter into a contract with a third party in connection with a tenancy of housing in England if that contract is— (a) a contract for the provision of a service, or (b) a contract of insurance. ↩
Tenant Fees Act 2019, s. 3(1) and Sch. 1, whose permitted payments are rent, deposits, default fees, damages, changes to or ending the tenancy, council tax, utilities, TV licence and communication services. For the purposes of this Act a payment is a prohibited payment unless it is a permitted payment by virtue of Schedule 1. SCHEDULE 1 Permitted payments ↩
Tenant Fees Act 2019: guidance for tenants (PDF). Ministry of Housing, Communities and Local Government, 30 September 2020, withdrawn 8 May 2026. p. 41. No, there are no special provisions or exemptions if you have a pet. A landlord or agent can request a tenancy deposit of up to a maximum of five weeks’ rent (where the total annual rent is less than £50,000) or six weeks’ rent (where the total annual rent is £50,000 or more). The cap is still in Tenant Fees Act 2019, Sch. 1 para. 2(3). But if the amount of the tenancy deposit exceeds…the amount of five weeks’ rent ↩
Assured periodic tenancies: a guide for tenants, “Damage from pets”. Your landlord can keep money from your deposit to cover repair costs caused by pet damage. They may also be able to claim through your pet insurance (if you have any). They cannot claim for the same damage twice. ↩