Tenant pet requests under the Renters Rights Act: the 28-day rule

Q: Can I refuse a tenant’s pet request for any reason?

No. You must respond within 28 days and may only refuse on reasonable grounds, in writing. Examples often cited include genuine unsuitability of the property, headlease restrictions, or evidence of prior damage. A blanket no pets policy without reasons is not aligned with the new framework.

Q: What happens if I ignore a pet request past 28 days?

The tenant may apply to a tribunal. Rent repayment orders and other remedies can follow depending on the case. Log the request the day it arrives and diarise day 28.

What changed for pets

Under the Renters Rights Act framework in England, eligible tenants have a right to request keeping a pet. You must respond within 28 days of the request. If you refuse, you need reasonable grounds and you should put those grounds in writing.

This article complements the Renters' Rights Act 2026 hub — same keyword cluster, more operational detail for inbox discipline.

Day one: log the request

When the email or letter arrives:

1.Save the message unchanged

2.Note date received (that starts the 28-day clock)

3.Add the pet type/size if stated

4.Diarise day 28 before you close the laptop

Holiday risk: 28 days crosses bank holidays faster than you think. Agents with shared inboxes should route pet mail to a single tracked queue.

Reasonable grounds vs blanket bans

Examples often cited as reasonable include:

Property genuinely unsuitable (e.g. large dog in a studio with no outdoor access)

Superior lease (headlease) prohibiting pets

Documented damage or noise from a previous pet with this tenant

Not reasonable: a policy that refuses all pets without individual assessment — the Act is designed to stop silent refusals.

Always document facts (floorplan, lease clause, photos of prior damage) not preferences.

If you approve

You may condition approval on the tenant obtaining pet damage insurance or similar cover, where that is proportionate and clearly stated in your written approval.

Keep a PDF of your approval email/letter in the tenancy file alongside the tenant’s insurance schedule if you rely on it.

If you refuse

Your written refusal should:

Track the 28-day deadline (send before expiry)

List specific grounds

Tie grounds to evidence (lease, property constraints, factual history)

If you miss the deadline, the tenant may apply to a tribunal; outcomes can include rent repayment orders in some scenarios. Silence is not neutral — it is risk.

How this ties to wider compliance

Tribunal and court contexts increasingly expect orderly records. The RRA checklist page ties pets to Information Sheet service, Section 13 rent steps and Section 8 possession hygiene.

Also read Information Sheet guide and Section 13 step by step.

Operational tooling

LetCompliance Pet Requests logs received date, auto-calculates the deadline, and can remind you at 7 / 5 / 1 days on supported plans — then stores your decision and grounds.

[Start tracking pet requests →](/signup)

Frequently asked questions

Can I refuse a tenant’s pet request for any reason?

No. You must respond within 28 days and may only refuse on reasonable grounds, in writing. Examples often cited include genuine unsuitability of the property, headlease restrictions, or evidence of prior damage. A blanket no pets policy without reasons is not aligned with the new framework.

What happens if I ignore a pet request past 28 days?

The tenant may apply to a tribunal. Rent repayment orders and other remedies can follow depending on the case. Log the request the day it arrives and diarise day 28.