Pets and Periodic Tenancies: What Landlords Need to Know in 2026

What a periodic tenancy means for landlords

A periodic tenancy rolls on from one rental period to the next, usually month to month, with no end date. Every existing assured shorthold tenancy became an assured periodic tenancy on 1 May 2026, and every new tenancy starts that way. You can no longer agree a fixed term of six or twelve months.

In practice this changes three things. First, the tenancy only ends if the tenant gives notice or you obtain possession on a legal ground. Second, there's no renewal point: no new agreement each year, and no chance to change terms by issuing a fresh contract. Third, rent increases now run on their own annual cycle through the section 13 process rather than at renewal.

Many landlords find periodic tenancies simpler once they adjust. There's less admin at the end of each term, and good tenants tend to stay longer. The key is getting the right tenant and the right rent at the start, because you can't reset either at a fixed date later.

How tenants end a periodic tenancy

Tenants can end the tenancy by giving at least two months' notice, and they can do this at any point, including early in the tenancy. The notice normally ends on the last day of a rental period. There's no longer a minimum term that holds a tenant to six or twelve months.

That flexibility for tenants means a property can become vacant with two months' warning at any time. It's worth building that into your planning: keep the property in good order, keep paperwork such as gas and electrical certificates current, and know roughly what it would re-let for, so a vacancy doesn't catch you out.

If you want to regain possession yourself, you need a legal ground and the right notice. Our guide to regaining possession after section 21 covers every ground and notice period.

The new right to request a pet

Since 1 May 2026, tenants in England have a legal right to ask for permission to keep a pet. The request must be in writing and should describe the animal. You must then reply in writing, either giving consent or refusing with reasons, and you cannot unreasonably refuse.

This doesn't mean you must accept every pet. It means each request needs a fair, case-by-case decision. A tidy, well-described request for a small, house-trained dog in a family home is very different from a request for several large animals in a small flat, and the law expects you to treat them differently.

A "no pets" clause in a tenancy agreement no longer settles the question on its own. Even with that clause, you need to consider each written request and respond properly.

How long you have to respond

You normally have 28 days to respond to a written pet request. Two situations can extend that:

• You need more information. If you reasonably ask the tenant for more details about the pet within the 28 days, you then have seven days from when they provide it.
• You need a superior landlord's consent. If your lease or a freeholder's rules mean you must ask someone else, you can ask within the 28 days and reply to the tenant within seven days of hearing back.

Keep copies of every request and response. If a tenant thinks you've refused unreasonably, or you haven't replied, they can challenge it, and your written record is your best evidence that you handled it fairly.

When you can reasonably refuse a pet

There's no fixed list of acceptable reasons, and each case turns on its facts. Reasons that are generally seen as reasonable include:

• A superior lease bans pets and the freeholder or managing agent won't give consent.
• The property isn't suitable for the animal, for example a large dog in a small flat with no outdoor space.
• Animal welfare concerns, such as a request to keep an animal that needs space or conditions the property can't offer.
• Specific risks in shared buildings, where the type of animal would cause real problems for neighbours.

A general preference for no pets, or a worry about possible damage without anything more specific, is unlikely to count as reasonable. When you do refuse, explain the reason clearly in writing.

Deposits, insurance and pet damage

The original Renters' Rights Bill would have let landlords require tenants to take out pet damage insurance. That provision was removed before the Act became law, so you can't charge for pet insurance or make it a paid condition of consent. You also can't take a separate pet deposit: the tenancy deposit cap of five weeks' rent (six weeks where annual rent is £50,000 or more) still applies.

Tenants remain responsible for any damage their pet causes, beyond normal wear and tear, and you can claim for it from the deposit at the end of the tenancy in the usual way. A detailed check-in inventory with photos makes those claims far easier to support.

It's also worth checking your landlord insurance. Some policies cover accidental damage by tenants' pets, or offer it as an add-on, which can give you extra protection without any cost to the tenant.

Practical steps to handle both changes well

• Update your templates. Remove fixed-term wording and blanket pet bans, and make sure your tenancy terms reflect a periodic tenancy.
• Set up a simple pet request process. A short form asking for the type, breed, age and size of the animal helps you decide quickly and fairly.
• Diary the 28-day deadline for every written request you receive.
• Invest in a good inventory at check-in, so you can claim fairly for any damage later.
• Plan for vacancies at any time, since tenants can leave with two months' notice.

A managing agent can handle pet requests, inventories and notices for you, and will already have processes built around the new rules. To see what an agent would charge in your area, you can find a local letting agent and request a free rental valuation.

The bottom line

Periodic tenancies and the right to request a pet both shift the balance towards flexibility for tenants, but neither makes letting harder if you plan for them. Respond to pet requests fairly and on time, keep a strong inventory, and be ready for a vacancy at any point. If you'd rather hand the day-to-day rules to a professional, compare letting agents near you and get a free valuation.

This guide is general information about the law in England as of October 2026 and is not legal advice. Wales and Scotland have their own rules.