Pet Request Response Window: 28 Days Not 42 — What the RRA 2025 Actually Says

The law changed on 1 May 2026. One of the most misunderstood provisions concerns how long landlords have to respond to a tenant's request to keep a pet. The answer is 28 days — not 42. This distinction matters: miss the deadline and the request is automatically granted. Get it wrong consistently and you may face a civil penalty of up to £7,000.

What the RRA 2025 actually says

Section 11 of the Renters' Rights Act 2025 is unambiguous. When a tenant submits a written request to keep a pet, the landlord must respond in writing within 28 days. The response must be one of three things: consent, consent with conditions, or refusal with reasons.

There is no flexibility in this timeline. The 28-day clock starts from the date the request is received in writing — not from when the landlord reads it, not from the next rent payment date. 28 days from receipt.

Why are some sources saying 42 days?

Several published resources — including template document packs from at least one competitor — are stating the response window as 42 days. This appears to have originated from a misreading of draft legislation during the Bill's passage through Parliament, where a longer period was proposed and subsequently amended before the Act received Royal Assent.

The final enacted version of the Renters' Rights Act 2025 specifies 28 days. Any landlord or letting agent operating on the basis of a longer window is already non-compliant.

What counts as a valid pet request?

Under the RRA 2025 a pet request must:

• Be in writing — email counts, a well-documented WhatsApp message probably counts, a verbal request does not
• Describe the pet — type, breed, name if known
• Be submitted to the landlord or their agent

An informal verbal mention does not start the 28-day clock. A text that simply says "can I get a dog?" is unlikely to constitute a valid written request. A detailed WhatsApp message describing the breed, size, and care arrangements probably does. Landlords should establish a clear, documented process for receiving and date-stamping pet requests as soon as the RRA 2025 tenancy commences.

The three valid responses

Consent — unconditionally permit the pet. The simplest response, but consider whether conditions are appropriate first.

Consent with conditions — permit the pet subject to reasonable conditions. The most defensible and commonly used route. Reasonable conditions include requiring the pet to be kept clean and under control, and making the tenant liable for any damage caused beyond fair wear and tear. Note: an earlier draft of the Bill would have permitted landlords to require pet damage insurance as a condition of consent, but this provision was removed before Royal Assent. Requiring pet insurance — or reimbursement for its cost — is a prohibited payment under the Tenant Fees Act 2019, with penalties of up to £5,000 per breach. A higher rent (agreed before the tenancy begins) is the lawful way to offset pet-related risk; a higher deposit specifically for pets is not permitted, as the deposit cap applies regardless of whether a pet is present.

Refusal — permitted only on specific, documented grounds. A blanket "no pets" policy is no longer enforceable under the RRA 2025. Refusal must be based on genuine, specific reasons — for example, a freeholder lease restriction, property unsuitability (e.g. a studio flat for a large dog), or an HOA or building management requirement. The reasons must be stated in writing in the refusal.

What happens if you miss the 28-day window?

• Deemed consent — the landlord is automatically treated as having agreed to the pet. This cannot be reversed.
• Civil enforcement risk — local housing authorities have investigation and enforcement powers under the RRA 2025 and can issue civil financial penalties.
• Dispute exposure — if the tenancy later ends in a deposit dispute, an undocumented or missed pet request response will count against the landlord.

The correct process in practice

1. Tenant submits written pet request — date-stamp it on receipt, confirm receipt by email the same day
2. Diarise day 25 — give yourself a 3-day buffer before the deadline expires
3. Assess the request — check your lease for freeholder restrictions and assess property suitability
4. Issue your written response — consent, consent with conditions (damage liability, cleanliness), or refusal with specific documented reasons
5. File all correspondence — request, acknowledgment, assessment notes, response. You will need this if the tenancy ends in dispute

Related Guides & Templates

• Assured Periodic Tenancy Guide 2026
• Renters' Rights Act 2025 — Full Guide
• Section 13 Rent Increase
• Section 8 Eviction 2026
• AST to APT Conversion
• View All 24 Landlord Templates →