Multiple published guides have this wrong. Here’s the correct law, the correct process, and what happens if you miss the deadline.
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 tenant can take the matter further, and a court (or the Landlord Ombudsman, once it is running) will look at whether you acted reasonably.
Multiple published sources — including at least one major template provider — are currently stating the pet request response window as 42 days. This is incorrect. The Renters' Rights Act 2025 as enacted specifies 28 days. If you have been operating on the basis of a 42-day window, you should review your process immediately.
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 can be consent, consent with reasonable conditions, or refusal. A landlord must not unreasonably refuse.
A landlord who receives a pet request must respond in writing within 28 days of receiving it. The period can be extended by 7 days if the landlord asks the tenant for more information, or where a superior landlord's consent is needed. There is no deemed consent: if the landlord does not respond, the tenant can complain and ultimately ask a court to decide.
Apart from those extensions, 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.
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 working to a longer window risks missing the deadline.
Under the RRA 2025 a pet request must:
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.
Practical tip: Include a pet request procedure clause in your Assured Periodic Tenancy agreement — direct tenants to a dedicated email address (e.g. lettings@yourbusiness.co.uk) with "Pet Request" in the subject line, making it easy to log the received date automatically.
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 — the landlord must not unreasonably refuse. A blanket "no pets" policy will not be enough on its own. Good reasons include a superior lease that bans pets, or the property being unsuitable (e.g. a studio flat for a large dog). The Act does not require reasons to be given, but stating them in writing is strongly recommended because it shows the refusal was reasonable if challenged.
Both response templates — permission with damage liability and cleaning conditions, and refusal with documented grounds — correctly drafted for the 28-day RRA 2025 window. Immediate Word and PDF download.