Pets and deposits: What landlords need to know about the new 28-day rule

The Renters' Rights Act has changed the rules around pets in rental properties. Tenants now have a statutory right to request keeping a pet, and landlords can no longer rely on a blanket "no pets" policy. For many landlords, the practical question isn't just whether to say yes, it's how to manage the process properly, and what it means for deposits if something does go wrong.

The 28-day rule, explained

If a tenant submits a written pet request, landlords must respond in writing within 28 days. Miss that window, and the request is treated as granted by default, so this isn't a deadline to take lightly. 

If you need more information to make a fair decision (the breed, size, or temperament of the animal, for example) you can request it within those 28 days. Once the tenant provides that detail, you then have a further 7 days to give your final decision. Refusals must be reasonable and specific, examples of these are: 

• Unsuitability of the property (e.g. a high-rise flat without outdoor space for a large dog)  
• The property is subject to a superior lease that restricts or prohibits pets. 
• Local authority licensing conditions. 

Decisions based purely on personal preference are unlikely to stand up to scrutiny. Each request to keep a pet should be assessed on its own merits, with landlords able to demonstrate clear, objective reasons where consent is withheld.

What this means for deposits

A misconception here is that landlords can charge more for tenants with pets, and they can't. The deposit cap (five weeks' rent for most tenancies) applies regardless of whether a pet is involved, and landlords cannot require tenants to take out pet damage insurance as a condition of consent. 

However, that does not mean you have to adsorb the risk completely. Safehouse Insurance offer a specialist insurance product for landlords, which includes pet damage as standard.  TDS customers can access this offer through Landlord+, giving you piece of mind when granting consent. 

You can also use the standard deposit to cover pet-related damage at the end of the tenancy, provided you can demonstrate the cost is fair and the damage is genuine. If repair costs exceed the deposit, a separate claim through the courts remains an option, though that's a longer and more involved route.

Why your inventory matters more than ever

Because there's no extra financial buffer specifically for pets, the strength of your evidence becomes the deciding factor in any dispute. A detailed check-in inventory covering flooring, doors, skirting boards, and garden areas gives you a clear baseline. Photographs dated and timestamped at the point a pet moves in are particularly useful, since they show the property's condition at the exact moment the risk began. 

Mid-tenancy inspections are worth the effort here too. Pet-related wear, such as scratching or chewing, tends to develop gradually, and a record showing when an issue first appeared can be the difference between a successful claim and a disputed one. At check-out, a thorough, well-photographed report comparing the same areas is what gives an adjudicator something concrete to work with. 

A simple process for handling pet requests

It's worth putting a simple process in place now, even if you haven't received a pet request yet: 

• Record the request as soon as it is received and note the date. 
• Acknowledge receipt in writing so there is a clear record of when the request was made and when it was reviewed. 
• Gather relevant information, such as the type of pet, breed (where applicable), age, and any supporting details provided by the tenant. 
• Assess the request on its individual merits, taking into account the property, any superior lease restrictions, and any legitimate concerns that may apply. 
• Document your considerations and the factors that influenced your decision. 
• Communicate the outcome clearly and in writing, explaining the reasons if consent is refused. 
• Retain copies of all correspondence and records relating to the request and decision. 

A clear audit trail can help demonstrate that the request was considered fairly, reasonably and on a case-by-case basis if the decision is ever challenged.

Join our upcoming webinar

This article touches on some of the key considerations around pets in rented properties, but there is much more to explore. For a deeper dive, join TDS Director of Resolution, Sandy Bastin, and Inventory Hive's Mitch Handley for the NRLA webinar Pets in rental homes: Inventories, disputes and the new 28-day rule on 15th September, 10.30–11.30am. 

The session will go beyond the basics, examining common pet-related disputes, recent dispute trends and statistics, insurance considerations, and the practical implications of the new 28-day rule introduced under the RRA. You'll also hear expert guidance on inventories, check-in and check-out reports, and the role robust documentation plays in preventing and resolving disputes. 

Whether you're reviewing your pet policies or preparing for the changes ahead, the webinar will provide practical insights and real-world examples to help you manage pet requests with confidence. 

Further support from TDS

For guidance, templates and tools to help you manage deposits with confidence, visit the TDS Help Centre. And if you're a TDS landlord customer, don't forget to check out Landlord+, which gives you access to exclusive deals and discounts from a range of hand-picked partners.