Quarterday

Pet request deadline and reply letters

Enter the date of the tenant’s written request. You get the date your written answer is due, any extension, and a reply letter to adapt.

The request

Housing Act 1988 ss.16A–16B, in force for private tenancies from 1 May 2026.

Asked for more information, or need a superior landlord’s consent?
Must be within the 28 days to extend the deadline.
E.g. the freeholder under a head lease.
28th day after the request

You may not unreasonably refuse. A refusal is reasonable where, for example, the pet would breach your lease with a superior landlord, or the head lease needs consent and the superior landlord has refused it after you took reasonable steps.

The final Act does not let you require pet insurance or take a separate pet deposit. Only the normal deposit, capped at five weeks’ rent (six if annual rent is £50,000 or more), can cover pet damage.

In forceas of 25 October 2026Housing Act 1988, sections 16A–16B (inserted by Renters’ Rights Act 2025, s.11)

In forceas of 25 October 2026Tenant Fees Act 2019, Schedule 1 (deposit caps)

Reply letter

Your decision
25 October 2026 To: [Tenant name(s)] Property: [Property address] Dear [Tenant name(s)], Request to keep a pet: one neutered adult cat Thank you for your written request dated 5 October 2026 to keep one neutered adult cat at the property. This is my written decision under section 16A of the Housing Act 1988. I consent to you keeping one neutered adult cat at the property. This consent covers this pet only; please ask again in writing for any additional or replacement pet. The usual terms of your tenancy still apply, including returning the property in the same condition apart from fair wear and tear. Yours sincerely, [Your name] Landlord

A template, not legal advice. Keep a copy and proof of when you sent it.

The rule in one paragraph

Every private assured tenancy in England now contains an implied term (Housing Act 1988 section 16A): the tenant may ask in writing to keep a pet, describing it; you must give or refuse consent in writing on or before the 28th day after the request; and you must not refuse unreasonably. Asking the tenant for more information within the 28 days moves your deadline to the 7th day after they provide it. If a superior landlord must consent, asking them within the 28 days moves it to the 7th day after their decision. You and the tenant can also agree a later date.

Log requests in the tracker to keep the clock next to the property’s other dates.

Frequently asked questions

How long does a landlord have to reply to a pet request?

You must give or refuse consent in writing on or before the 28th day after the date of the request. A request made on 1 October needs your answer by 29 October.

Can I ask for more information first?

Yes, if you ask within the 28 days. Your deadline then becomes the 7th day after the tenant provides it. If they never provide it, you do not have to decide.

Can I require pet insurance or a pet deposit?

No. Those proposals were dropped from the final Renters’ Rights Act. Pet damage can only come out of the ordinary deposit, which the Tenant Fees Act caps at five weeks’ rent (six if annual rent is £50,000 or more).

When can I refuse?

When you have a reasonable, specific reason. The Act gives examples: the pet would breach your lease with a superior landlord, or that lease needs consent and the superior landlord has refused it despite your reasonable efforts.

What happens if I do not reply?

Consent must not be unreasonably refused, and the tenant can ask the court to order you to comply. A landlord ombudsman route is planned but not yet live.

Get deadline reminders when they launch

Every calculator and the tracker are free during the beta. Tell us which paid extra would save you the most time.

We only use your email for updates about this tool. Unsubscribe any time. Privacy.