Assured Periodic Tenancy Pet Request Rules in England

Which Tenancies Are Covered

Section 16A of the Housing Act 1988, inserted by Section 11 of the Renters' Rights Act 2025, creates a statutory implied term in every private assured tenancy in England. That implied term gives the tenant the right to request permission to keep a pet, and requires the landlord to respond in writing within 28 days and not to refuse unreasonably.

Since 1 May 2026, every former assured shorthold tenancy (AST) has been converted into an assured periodic tenancy by operation of law. If you let a residential property in the private rented sector in England, your tenancy is almost certainly an assured periodic tenancy — and the pet request rules apply.

The key word is "assured." If the tenancy falls within the Housing Act 1988 framework and is not specifically excluded, Section 16A applies. The tenancy does not need to be periodic from the outset; any fixed-term AST that existed on 30 April 2026 rolled over automatically.

What Changed on 1 May 2026

Before the Renters' Rights Act came into force, most private tenancies were assured shorthold tenancies — fixed terms that rolled into statutory periodic tenancies at expiry. The Act abolished ASTs entirely and converted every existing one into an assured periodic tenancy, with the rent period matching how often rent was previously paid (usually monthly).

This matters for pet requests because the implied term under Section 16A was inserted at the same time. There is no transitional gap. A tenant on a former AST that converted on 1 May 2026 had the right to submit a written pet request from that date. Any "no pets" clause in the original AST became unenforceable to the extent that it conflicted with the new statutory term.

Tenancies That Are Excluded

Not every residential occupancy is an assured tenancy. Section 16A specifically does not apply to:

Social housing tenancies. Properties let by private registered providers of social housing or local authorities sit outside Section 16A. Social landlords have their own pet policies, and the statutory 28-day response clock does not apply to them.

Resident landlord lettings. If you live in the same building (not a purpose-built block of flats) as your tenant and let part of your home, the tenancy is likely excluded from the Housing Act 1988 under Schedule 1. Lodger arrangements fall here too.

Purpose-built student accommodation. Specified educational institutions and halls of residence are excluded.

Company lets. Where the tenant is a company rather than an individual, the letting is not an assured tenancy under the Housing Act 1988, so Section 16A does not apply.

Holiday lets and licences. Short-term holiday lets and licences to occupy (rather than tenancies) are not assured tenancies.

If your arrangement falls into one of these categories, the Section 16A pet request process does not apply: its 28-day response clock and reasonable-refusal test do not govern that occupancy.

Fixed-Term Tenancies After the Act

The Renters' Rights Act did not just convert existing ASTs — it also banned new fixed-term assured tenancies. Since 1 May 2026, any new private assured tenancy in England is an assured periodic tenancy from day one. A landlord cannot offer a 12-month fixed term and argue that the pet request rules do not apply during the fixed period. There is no fixed period. The tenant can submit a pet request on the first day of the tenancy.

Some landlords signed fixed-term contracts before 1 May 2026 that were scheduled to run beyond that date. Those fixed terms converted on 1 May regardless of the written end date. The rent, the deposit, and any lawful conditions carried over — but the tenancy became periodic, and the pet request rules applied from conversion.

One Tenancy, One Implied Term

Each assured periodic tenancy carries the implied pet term. A tenant who wants to keep two animals should submit a written request for each, describing the animal. Each request triggers its own 28-day clock. A consent for one animal does not cover a different animal acquired later.

If the tenancy is assigned to a new tenant, the implied term remains part of the assured tenancy. A new tenant who wants permission for a pet should submit a written request describing it; check what animal any existing consent covers rather than assuming it authorizes a different one.

What This Means in Practice

For the vast majority of private landlords in England, the answer is straightforward: your tenancy is an assured periodic tenancy, and the pet request rules apply. The only question worth checking is whether your arrangement falls into one of the excluded categories above.

If you want the full compliance workflow — the 28-day clock calculation, the extension triggers, the reasonable refusal test, and the letter templates — the Tenant Pet Requests Guide covers the entire process from intake to written decision.

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