Pets in Rentals Under the Renters' Rights Act 2025: The Complete Guide for Tenants and Landlords (with Free Templates)

The 60-second answer. Tenants in England have a new legal right to request a pet at their rental property. The landlord must respond in writing within 28 days. The landlord can refuse — but only for reasons that are objectively reasonable given the property, the pet, and the tenancy. Generic "no pets" policies are no longer valid. Landlords can require the tenant to hold pet insurance covering damage. From late 2026 onwards, tenants who believe a refusal was unreasonable will be able to escalate to the Landlord Ombudsman. The single biggest factor that shifts a refusal to a yes: the tenant offers pet insurance up front.

→ Free tenant pet request template — pre-drafted, references the correct law, ready to send. Open the generator

→ Free landlord response template — for landlords who want to respond correctly the first time. Open the generator

→ Landlord? Jump to the landlord section — the "reasonable refusal" test and how to structure your response.

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Why this page exists

Pet requests are the most-argued topic in UK rentals since 1 May 2026. Every property forum I read has multiple threads a week about them — tenants asking whether their landlord's refusal is valid, landlords asking whether they can just say no. Both sides are underserved by the current guides online, which either give the tenant view or the landlord view but never both, and none of which give you the actual template to use.

This is a two-sided problem and it deserves a two-sided guide. The relationships that work well are the ones where both parties understand what the law now requires and structure the conversation around that shared understanding. The relationships that end up at the Landlord Ombudsman (from Phase 2, late 2026) are the ones where one side or the other treated the pet request as either "I have an absolute right" (tenant) or "I have an absolute veto" (landlord). Neither is true under the new regime.

This guide covers:

• What actually changed on 1 May 2026 — the specific pet-rights provisions in the RRA
• How to make a pet request that gets a yes (for tenants)
• How to evaluate and respond correctly (for landlords)
• The "reasonable refusal" test — twelve worked examples
• Deposits, pet insurance, and what money can and can't change hands
• Free templates for both sides
• What happens if a refusal is unreasonable
• FAQ

Read the section that applies to you. If you're a landlord who wants their tenants to have pets on reasonable terms, or a tenant who wants a landlord to say yes, read both.

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What actually changed on 1 May 2026

Six specific things changed. Every article you read on this topic should be measured against this list.

1. Every assured tenant has the right to request a pet in writing. Before 1 May 2026, "no pets" clauses in tenancy agreements were enforceable and pet requests were entirely at the landlord's discretion. That has ended. Every tenant on an assured periodic tenancy — which is now the default for all private rentals — has a statutory right to make a written request for a pet.

2. The landlord must respond in writing within 28 days. Silence is not deemed acceptance, but it also has consequences. A landlord who fails to respond within 28 days can be challenged at the Landlord Ombudsman (from Phase 2) and, in principle, at court. In practice, the safe default is to always respond in writing, even if the answer is a firm no.

3. Blanket "no pets" clauses in tenancy agreements have no legal effect. Whatever your existing tenancy agreement says about pets, that clause is void from 1 May 2026 to the extent it purports to prohibit pets absolutely. The right to request a pet cannot be contracted out of.

4. Refusal must be reasonable. The landlord can say no — but only for reasons that are objectively reasonable given the specific property, the specific pet, and the specific tenancy. Personal preference is not a reason. "I don't like pets" is not a reason. "I don't want the hassle" is not a reason. The tests for what counts as reasonable are set out below.

5. The landlord can require the tenant to hold pet insurance covering damage. This is one of the most useful provisions in the Act — it gives landlords a workable path to yes that protects them from the downside they most fear. Typical pet insurance for damage cover costs £8-15 per month for the tenant, and it materially changes the risk profile of pet ownership from the landlord's perspective.

6. From late 2026, the Landlord Ombudsman will hear pet appeals. Once the Ombudsman is operational (Phase 2 of the RRA), a tenant who believes a refusal was unreasonable can escalate for free. The Ombudsman can overturn the refusal and order the landlord to permit the pet, subject to reasonable conditions.

Everything below explains how to operate within these six changes.

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For tenants: how to make a pet request that works

The single most important thing I can tell you about pet requests is this: the tenants who get "yes" put together requests that address the landlord's concerns before the landlord raises them. The tenants who get "no" send a one-line message like "can I get a cat?" and wonder why the answer is no.

The good news is that structuring a strong request takes about ten minutes, and it dramatically shifts the odds. Here is what to do.

Step 1: Put it in writing

The RRA requires the request to be in writing to trigger the 28-day response clock. Email is fine. Text message is fine (though email is better for the paper trail). A verbal request during a viewing is not a formal request — the landlord isn't obliged to respond, and if they say no verbally, that doesn't count as their formal decision.

Send it to the landlord directly or to the letting agent if you rent through one. Cc yourself so you have a copy with the date.

Step 2: Include the specific details

A vague request ("I want to get a pet") is easy to refuse. A specific request is much harder to refuse unreasonably. Include:

• Type of animal (cat, dog, small dog, medium dog, rabbit, guinea pig, etc.)
• Breed if known, especially for dogs (some breeds have specific insurance or freeholder considerations)
• Age — whether the pet is a puppy/kitten (higher risk) or an adult (lower risk)
• Whether the pet is rescue/rehomed (positive signal, often)
• Whether you've had the pet before or will be getting them fresh
• Any specific relevant details — housetrained, calm, allergies-friendly, etc.

An example: "I would like to keep a 3-year-old rescue cat named Alfie at the property. He is fully house-trained, neutered, and has lived indoors with me for the past two years. He is calm around visitors and does not scratch furniture."

That's easier to say yes to than "can I get a cat?"

Step 3: Offer pet insurance upfront

This is the single biggest thing that shifts a no to a yes. The landlord's main concern is damage; pet insurance is the direct answer to that concern. If you offer it in the request, before the landlord asks for it, you demonstrate that you understand their perspective.

Include a line like: "I am happy to hold pet insurance covering damage to the property, which I understand is a reasonable condition. I have quotes from [Insurer] at £[X]/month and can provide proof of cover before moving the pet in."

Typical pet insurance covering damage is £8-15 per month, less than most people spend on a subscription streaming service. It's a small investment that materially changes the outcome.

Step 4: Acknowledge their concerns proactively

If you know the property has features that might be raised as concerns (carpeted floors, first-floor flat with no garden, small living space, valuable fixtures), address them in the request. Show that you've thought about it.

Example: "I understand the property has hardwood floors throughout and no outdoor space. Alfie is exclusively an indoor cat and uses a litter tray. I would be happy to install a scratching post at my own cost and provide a deposit reference from my previous landlord confirming there were no pet-related issues."

Offering to solve the problem before it's raised is more persuasive than defending against it later.

Step 5: Give them time and ask for a written response

Close the request with something like: "I appreciate you considering this and understand you have up to 28 days to respond. Could you please reply in writing so I have a record of your decision? Happy to answer any questions or provide additional information."

This does three things: signals you know the law without being aggressive about it, requests the written response you're entitled to, and offers to make the landlord's job easier.

If the landlord says no — three steps

Step 1: Ask for the specific reason in writing. The landlord's refusal should articulate a specific, reasonable reason. If it doesn't, ask for one: "Thank you for your response. Could you clarify the specific reason for the refusal? Under the RRA my request can only be refused for reasons that are objectively reasonable, and I'd like to understand what those are in this case." This alone often produces a more considered response, and sometimes reverses the decision.

Step 2: Address the specific reason. If the reason is defensible (superior landlord prohibition, genuine property unsuitability), that's the end of the road for this particular pet. If the reason is thin (generic worries about damage, no specific ground), you can push back with the reasonable-refusal test outlined below.

Step 3: Escalate if needed. From late 2026, the Landlord Ombudsman will hear these disputes for free. Before then, you can raise the matter with Shelter or Citizens Advice for guidance, or in more serious cases through the courts (rare for pet disputes but possible).

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For landlords: how to evaluate and respond correctly

The single most important thing I can tell landlords about pet requests is this: a well-drafted response is your best protection against downstream problems. The landlords who end up at the Ombudsman are the ones who either ignored the request, gave a one-line refusal with no reasoning, or gave a reason that doesn't survive scrutiny. The landlords who don't end up at the Ombudsman are the ones who took ten minutes to write a considered response — whether the answer is yes or no.

The 28-day response window

You have 28 days from receipt of a written pet request to respond. In writing. The 28-day clock starts when you actually receive the request, not when the tenant sent it — but if there's a dispute about the date, the sent date usually prevails, so don't leave it to the last day.

If you're using a letting agent, make sure they know to forward pet requests to you promptly. A letting agent's delay in passing on a request doesn't reset the 28-day clock. Set up an internal alert so pet requests get flagged.

The "reasonable refusal" test — how to evaluate

Every refusal has to be objectively reasonable. Not merely one you can defend to yourself in your kitchen — one that would survive scrutiny at the Landlord Ombudsman. The Ombudsman will consider three factors:

Factor 1: The property. Is there something specific about this property that makes the pet unsuitable? Freeholder prohibition (for leaseholders), physical unsuitability, insurance restrictions on the property, or specific rules for the block or estate can all be genuinely reasonable.

Factor 2: The pet. Is there something specific about this pet (or type of pet) that makes it unsuitable? A boa constrictor in a first-floor flat with no ventilation, or a large dog in a bedsit with no outdoor access, are examples where the specific animal makes the request unreasonable regardless of the tenant.

Factor 3: The tenancy. Is there something specific about this tenancy that raises reasonable concerns? Very recent tenancies with limited track record, previous problems in the same tenancy, or documented concerns about property care can all be relevant considerations.

Reasons that are NOT reasonable:

• "I don't like pets" (personal preference)
• "No pets" as a general policy (blanket prohibitions are void)
• "The other tenants might complain" (speculative)
• "The last tenant had a cat and it was fine but I'd rather not" (arbitrary)
• "I might sell the property in future" (unless you're actively selling)
• "It's an older property" (not specific enough)
• "I don't want the hassle" (not a reason)

How to structure your response

Whether the answer is yes or no, a good response has four elements:

Element 1: Acknowledge the specific request. "Thank you for your request dated [X] to keep [pet details] at the property. I have considered the request carefully."

Element 2: State the decision clearly. "I am pleased to confirm that I consent to you keeping [pet]" OR "I am unable to consent to this request."

Element 3: If yes, state the conditions. Typically: pet insurance covering damage (with proof of cover before the pet moves in), a written variation to the tenancy agreement confirming the pet permission, and any specific reasonable conditions (e.g. deep-cleaning at end of tenancy).

Element 4: If no, state the specific reason. "The property is a leasehold flat and the freeholder's covenant expressly prohibits pets of any kind. I have attached a copy of the relevant clause from the head lease for your reference." Or "The tenancy has been running for three months and the referencing process included concerns from a previous landlord about property damage."

A one-line refusal without a reason is a defective response and the tenant can escalate.

Requiring pet insurance

You can require the tenant to hold pet insurance covering damage to the property as a condition of consenting to the pet. This is one of the most useful provisions of the RRA — it gives you a workable path to yes that protects you from the downside you probably most fear.

Practical terms: insurance covering damage to the property, minimum cover £5,000-10,000 (depending on the property value), from a UK-regulated insurer, proof of cover to be provided before the pet moves in, and renewed annually.

Typical policies cost the tenant £8-15 per month. You don't collect the premium; the tenant pays the insurer directly. You simply require proof of cover.

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The "reasonable refusal" test — twelve worked examples

Below are twelve scenarios and what the Ombudsman would likely find. Not every scenario is clear-cut, and case law is still developing — treat these as guidance, not certainty.

| # | Scenario | Reasonable refusal? | Why |

|---|---|---|---|

| 1 | Leasehold flat where the head lease prohibits pets absolutely | Yes | Superior landlord prohibition is a valid ground |

| 2 | First-floor studio flat with no outdoor access, tenant requests a large Labrador puppy | Yes | Property is genuinely unsuitable for the specific pet |

| 3 | Ground-floor flat with private garden, tenant requests a medium dog with pet insurance | No | Property is suitable; insurance addresses damage risk |

| 4 | Terraced house, tenant requests a rescue cat and offers insurance | No | Standard request with mitigation offered |

| 5 | Any property, tenant requests a snake requiring specialist licensing they don't have | Yes | Specialist licensing not in place |

| 6 | Any property, tenant requests two cats and one dog | Depends | Reasonable to consider each pet individually; refusal for volume may be reasonable |

| 7 | HMO where other tenants have not consented and reasonable concerns exist | Yes | Other tenants' interests are a valid consideration in HMO context |

| 8 | Landlord's own home let out while overseas, expensive furniture inventory | Depends | Property-specific concerns about damage may be reasonable if evidenced |

| 9 | Landlord "just doesn't like pets" | No | Personal preference is not a reason |

| 10 | Landlord had a bad experience with a previous tenant's dog three years ago | No | Historical experience with a different tenant/pet is not a reason for this refusal |

| 11 | Property in poor condition where any pet would exacerbate wear | Depends | If the condition is documented and genuinely uninhabitable for a pet, may be reasonable |

| 12 | Tenant has been on tenancy for two weeks | Depends | Very early tenancy with no track record may support a "not yet" response, though not an outright refusal |

The pattern across all twelve: specific, property-related, or animal-related concerns tend to be reasonable. Generic, historical, preference-based, or blanket concerns tend not to be.

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Templates

Below are the templates both sides can use. The Roam free generators produce personalised versions in about two minutes — links at the bottom.

Template A — Tenant pet request

Subject: Request to keep a pet at [address]

Dear [Landlord name / Letting agent],

I am writing to make a formal request under the Renters' Rights Act 2025 to keep a pet at the above property.

Pet details:

- Type: [cat / dog / small mammal / other]

- Breed: [if known]

- Age: [X years]

- Source: [rescue / breeder / existing pet]

- Additional relevant details: [housetrained / calm / neutered / any other useful context]

Property considerations:

[Address any specific aspects of the property and how you will manage them — e.g. carpeted floors, no outdoor space, small living space]

Pet insurance:

I am happy to hold pet insurance covering damage to the property as a condition of the tenancy. I have obtained a quote from [Insurer] at £[X] per month and can provide proof of cover before the pet moves in.

Response:

Please respond in writing within the 28-day statutory period. If you have any questions or need additional information, I am happy to provide it.

Kind regards,

[Tenant name]

[Date]

Template B — Landlord response (consent, with conditions)

Subject: Response to your pet request dated [X]

Dear [Tenant name],

Thank you for your request dated [X] to keep [pet details] at the property. I have considered the request and I am pleased to confirm consent, subject to the following reasonable conditions:

1. You hold pet insurance covering damage to the property, from a UK-regulated insurer, with minimum cover of £[amount]. Proof of cover to be provided before the pet moves in, and renewed annually.

2. The pet is limited to [specific pet as described in your request]. Consent does not extend to additional pets without a further request and my written consent.

3. [Any other reasonable specific conditions — deep cleaning at end of tenancy, damage caused by the pet chargeable to the tenant, etc.]

I will send a short written variation to the tenancy agreement reflecting this consent. Please sign and return.

Kind regards,

[Landlord name / Letting agent]

[Date]

Template C — Landlord response (reasoned refusal)

Subject: Response to your pet request dated [X]

Dear [Tenant name],

Thank you for your request dated [X] to keep [pet details] at the property. I have considered the request carefully but I am unable to consent for the following reason:

[Specific reasonable reason. For example: "The property is a leasehold flat and the freeholder's covenant expressly prohibits pets of any kind. A copy of the relevant clause from the head lease is attached for your reference." Or: "The property is a first-floor studio flat with no outdoor access, and I do not consider it suitable for a large dog such as a Labrador puppy."]

I recognise the significance of this decision for you and I am sorry the answer is not different. If you would like to discuss whether there are alternative arrangements that could work (for example, a smaller pet or an amendment to the specific request), I would be happy to consider a further request.

Kind regards,

[Landlord name / Letting agent]

[Date]

→ Free personalised generators — Tenant request generator and Landlord response generator. Both produce ready-to-send documents in about two minutes.

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Deposits, pet insurance, and money — what can and can't change hands

Money is where a lot of pet negotiations get confused. Here's what the RRA actually permits.

No separate pet deposits. The 5-week deposit cap under the Tenant Fees Act 2019 still applies. You cannot charge an additional "pet deposit" on top of the standard deposit. If you're already at the 5-week cap, you cannot ask for more.

Pet insurance is not a fee. Requiring the tenant to hold pet insurance is not a fee or charge to the landlord — the tenant pays the insurer directly. This is why pet insurance is the workable path forward: it addresses the damage-risk concern without breaching the fee restrictions.

"Pet rent" is unsettled. Some landlords have proposed charging an additional monthly rent for the pet (common in the US). The legal status of this under English law is unclear as of mid-2026 and being litigated. My honest advice: don't try to charge pet rent as a condition of consent. If the tenant later challenges it, the whole tenancy could be affected. Use pet insurance as your protection instead.

Damage caused by the pet is chargeable. As with any tenancy, damage beyond normal wear and tear caused by the pet can be deducted from the deposit at end of tenancy, subject to the standard tenancy deposit scheme dispute resolution. Documented pet insurance cover simplifies this considerably.

Deep cleaning at end of tenancy. You can reasonably require the tenant to arrange professional deep cleaning at end of tenancy if a pet has been kept. Include this in the written variation to the tenancy agreement at the point of consenting.

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What happens if refusal is unreasonable — three routes

Route 1: Direct negotiation. The fastest and often best route is a considered reply to the landlord asking for the specific reason and addressing it. Many refusals are one-line responses that dissolve under scrutiny — the landlord hasn't actually thought it through, and being asked to articulate the reason forces the thinking. Sometimes this alone produces a reversal.

Route 2: Landlord Ombudsman (from late 2026). Once the Landlord Ombudsman scheme is operational, tenants can escalate unreasonable refusals for free. The Ombudsman can consider the reasonableness of the refusal and, if it finds the refusal unreasonable, order the landlord to permit the pet subject to reasonable conditions. Free to use, non-adversarial, typically resolved in weeks rather than months.

Route 3: County court. Available in principle but rarely used for pet disputes given the modest value of what's at stake and the cost/complexity of court proceedings. Reserved for exceptional cases (e.g. an eviction that the tenant believes was retaliatory for a pet request).

Between now and the Ombudsman becoming operational, Routes 1 and 3 are the practical options. Most disputes are resolved through Route 1 with a considered reply.

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Common mistakes — for both sides

Tenant mistakes:

1. Sending a vague request. "Can I get a cat?" is easier to say no to than a specific request with details and insurance already offered.
2. Not offering pet insurance up front. This is the single biggest lever you have. Offering it in the initial request materially shifts the odds.
3. Getting the pet before the landlord has responded. Do not bring a pet to the property until you have written consent. Doing so is a tenancy breach and can be used as grounds under Section 8.
4. Assuming silence is consent. It isn't. If the landlord hasn't responded after 28 days, follow up in writing before assuming anything.
5. Not asking for the specific reason if refused. Many refusals are thin and dissolve under scrutiny. Ask for the reason.

Landlord mistakes:

1. Ignoring the request. Silence has consequences from Phase 2 onwards. Always respond in writing.
2. Giving a one-line refusal with no reason. Legally defective. Provide the specific, reasonable reason.
3. Relying on the old "no pets" clause in your tenancy agreement. Void. Doesn't work.
4. Personal-preference refusals. "I just don't like pets" is not a reason. Will be overturned by the Ombudsman.
5. Charging a separate pet deposit. Not permitted. Use insurance instead.
6. Failing to document conditions in a written tenancy variation when you consent. If the arrangement is later disputed, the written variation is what proves the terms.

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FAQ

How long has the pet request right existed?

From 1 May 2026 onwards, under the Renters' Rights Act 2025.

Does it apply to all rental properties?

It applies to assured periodic tenancies in the private rented sector in England — which is now the default tenancy type. It does not apply to social housing (separate rules), short-term lets, holiday lets, or lodger arrangements where the tenant shares facilities with the landlord.

Does it apply to properties in Wales or Scotland?

No. Wales and Scotland have separate housing regimes. This guide covers England only.

Can my landlord charge me a pet deposit?

No. The 5-week deposit cap under the Tenant Fees Act 2019 still applies. Pet-specific deposits on top of the standard deposit are not permitted.

Can my landlord charge me pet rent (additional monthly rent for the pet)?

Unsettled as of mid-2026. My honest advice: don't agree to it. The legal status is unclear and if the whole arrangement is later challenged, the tenancy could be affected. Use pet insurance as the protective mechanism instead.

What kinds of pets are covered by the right to request?

The RRA doesn't restrict by species. The right to request applies to any pet — cats, dogs, small mammals, birds, fish, reptiles. The reasonableness of the response then considers the specific pet in the specific property.

Can I have more than one pet?

You can request multiple pets, either together or in a series. Each request is evaluated individually. A landlord who consents to one cat is not automatically consenting to a second.

What if I already have a pet without permission?

This is a tenancy breach under the pre-RRA regime. The best route is to acknowledge it now and formally request consent under the RRA, ideally offering pet insurance retroactively. Most landlords will accept a well-managed situation and formalise it. A minority may still refuse — in that case, the standard remedies apply.

Does the landlord have to give a reason for refusing?

Yes. A refusal without a specific, reasonable reason is defective and can be challenged. Ask for the reason in writing if it isn't clear.

What counts as "damage caused by the pet"?

Damage beyond normal wear and tear caused by the pet — scratched flooring, chewed skirting, urine damage to carpets, torn wallpaper, etc. Deposit deductions or pet insurance claims apply. Fair wear and tear from a pet (some minor scuffs, hair on carpets) is not chargeable.

What if my pet dies or leaves during the tenancy?

The consent to keep the pet was specific to that pet. If you want to replace the pet with another, a new request should be made. If the pet has left and won't be replaced, no action needed — the consent simply becomes unused.

Can the landlord withdraw consent later?

No, provided you continue to comply with the conditions. Consent granted is consent granted for the duration of the tenancy. The landlord cannot revoke consent because they change their mind. If the tenant breaches conditions (fails to maintain pet insurance, causes damage that isn't remedied), the landlord's remedies are the standard tenancy remedies, not withdrawal of pet consent.

Where can I get free advice on a specific pet situation?

Shelter (0808 800 4444), Citizens Advice, or the Blue Cross (for pet-specific rehoming advice if the situation becomes untenable). The Roam AI Assistant provides free initial guidance on which route fits your situation.

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Resources and further reading

Roam free tools:

• Tenant pet request generator — personalised request in 2 minutes
• Landlord response generator — ready-to-send consent or refusal
• Compliance Audit Tool — check every property against the whole new regime

Roam deep-dives (the pillar cluster):

• The Complete Renters' Rights Act 2025 Guide — all twenty changes, canonical reference
• Form 4A Rent Increase Notice: The Complete Guide (2026)
• Section 8 Grounds Explained: The Complete Guide
• Section 21 Is Abolished — What to Do Next (coming soon)

Official sources:

• Renters' Rights Act 2025 on legislation.gov.uk
• gov.uk private renting guidance

Support organisations:

• Tenants: Shelter (0808 800 4444), Citizens Advice, Generation Rent
• Landlords: NRLA, Propertymark, LandlordZONE
• Pet-specific: Blue Cross, Cats Protection, RSPCA (rehoming advice if a situation genuinely cannot work)

Insurance providers commonly used for pet cover in rentals:

Compare quotes on MoneySuperMarket, GoCompare, or comparethemarket.com. Look specifically for policies that include third-party damage cover (which is what your landlord needs), not just veterinary cover.

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If this guide helped you — landlord or tenant — the most useful thing you can do is share it with someone else navigating a pet request right now. Most pet disputes come down to both sides misunderstanding what the law actually requires. Better information on both sides means fewer disputes at the Ombudsman, fewer tenants suffering without pets they could have had, and fewer landlords sitting with unreasonable positions they'd change if they understood the alternatives.

Pets in rentals is one of the areas where the RRA delivered a real, workable improvement — for both sides, if both sides engage with it well.

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This guide is provided for information and does not constitute legal advice. For advice on your specific circumstances, consult a solicitor specialising in residential landlord and tenant law. We update this guide whenever the legislation, government guidance, or Ombudsman practice changes; the date at the top of this page is the last review date.

Have feedback or spotted an error? Email me at hello@tryroam.today. I read every reply.

— Roamie, Roam