The landlord’s tenant pet request response window is 28 days — Not 42

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The landlord’s tenant pet request response window is 28 days — Not 42

Several published landlord guides are stating the wrong timeframe for responding to tenant pet requests under the Renters’ Rights Act.

The correct answer is 28 days.

Here is what the law says, why the 42-day figure is wrong, and what landlords need to do.

Where the 42-day figure came from

The 42-day window does not appear in the Renters’ Rights Act as enacted.

It appears to have originated from an earlier draft of the Bill as it passed through Parliament, where a longer period was proposed and subsequently amended before Royal Assent.

The final Act — section 11, which inserts new section 16A into the Housing Act 1988 — is clear.

A landlord who receives a written pet request must respond in writing within 28 days.

What happens if you miss the deadline?

Missing the 28-day window has two immediate consequences.

First, deemed consent.

If you fail to respond within 28 days, the request is treated as having been granted. You cannot reverse this.

The tenant is entitled to keep the pet regardless of your views on it.

Second, enforcement.

Local housing authorities have investigation and civil penalty powers under the Act.

Penalties for non-compliance can reach £7,000 for a first breach.

A landlord who has read that the window is 42 days and responds on day 35 has already breached the Act and lost the right to refuse.

The correct process

The pet request process under section 16A is straightforward if you follow it properly.

• Step 1: Receive the request in writing. The tenant must submit their request in writing and include a description of the pet. An email counts. A verbal request does not start the clock.
• Step 2: Date-stamp it immediately. The 28-day countdown begins from the date of receipt, not the date you read it. Log it the same day it arrives.
• Step 3: Acknowledge receipt in writing the same day. This protects you if there is ever a dispute about when the request arrived.
• Step 4: Assess the request. Check your lease for freeholder restrictions. Consider whether the property is genuinely suitable for the pet described. This is not a decision you can make once and apply to all tenants — each request must be considered individually.
• Step 5: Respond in writing within 28 days. Your response must be one of three things: consent, consent with conditions, or refusal with specific documented reasons.

Can you refuse?

Yes — but only on specific grounds.

A blanket ‘no pets’ policy is no longer enforceable under the Act.

Valid grounds for refusal include a freeholder or superior lease restriction that prohibits pets, genuine unsuitability of the property for the specific animal requested, or a building management restriction that applies to all occupiers.

Refusal based on a general preference or policy is not valid.

The reasons must be specific and documented in writing.

Can you add conditions?

Yes. Granting consent with conditions is permitted and is generally the most defensible approach.

The most common condition is requiring the tenant to maintain pet damage insurance throughout the tenancy.

Note that charging a higher deposit specifically for pets remains prohibited under the Tenant Fees Act 2019 — insurance is the correct mechanism.

Extensions to the 28-day window

There are limited circumstances where the deadline can be extended.

If you need further information from the tenant, for example, details about the breed or size of the animal — you can request this within the 28 days.

You then have 7 days from receiving that information to respond.

If the property is leasehold and you need freeholder consent before you can respond, you must apply to the freeholder within the 28-day window.

You then have 7 days from receiving the freeholder’s decision to respond to your tenant.

Practical checklist

• Set up a dedicated email address or folder for pet requests so none get missed
• Diarise day 25 as your response deadline — give yourself a three-day buffer
• Keep every piece of correspondence: the request, your acknowledgment, your assessment notes, your response
• If refusing, be specific — vague refusals are more likely to be challenged at tribunal.

The bottom line

The 28-day window is strict. Deemed consent cannot be reversed.

If you are using a template pack or compliance guide that states 42 days, check it now — and check any response letters it provides reference the correct timeframe.

For more information about landlords’ tenant pet requests under the Renters’ Rights Act, visit the DocPilot website for more information.

David Osborne is the founder of DocPilot, which provides UK legal document templates updated for the Renters’ Rights Act 2025 and Employment Rights Act 2025.

The post The landlord’s tenant pet request response window is 28 days — Not 42 appeared first on Property118.

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