1 May 2026 day one: how to make a pet request the right way under the Renters' Rights Act (the post-RRA tenant playbook)

At one minute past midnight today, the Renters' Rights Act (RRA) became live law in England. If you rent privately, the rules changed while you were asleep. One of the headline rights tenants now have is the right to request a pet — and unlike before, your landlord cannot just say "no" because they fancy it. They have to give you a reason. They have to give it within 28 days. And the reason has to actually stand up.

This guide is a tenant-side walkthrough. Government information sheets and landlord trade bodies have already published their versions, all written for landlords. This one is written for you, the renter, and it covers the bit nobody else covers: how to actually use the new right, what to write, what to do if your landlord ignores you, and which refusal grounds will hold up versus which ones won't.

If you've been quietly daydreaming about a rescue dog or a flat-loving cat for the last few years, today is the day to do something about it. Let's walk through it calmly.

The pet request right in 60 seconds

Question	Answer
How do I make the request?	In writing — email is fine. State the species, breed if relevant, and ask for a written response.
How long does the landlord have to respond?	28 days from receiving your request. The clock starts when they get the email.
What counts as a reasonable refusal?	Statutory restriction, freeholder consent withheld with evidence, dangerous animals, or specific damage that cannot be insured against.
What can the landlord do if they approve?	Require pet damage insurance from you, OR ask for an extra deposit (capped at three weeks' rent). Not both.
What if they ignore me past 28 days?	The refusal is treated as unreasonable. You can escalate.
What's the escalation route?	Form N208 county court claim, fee £342, with Help with Fees support if you're on a low income.

How to make a winning pet request — the five steps

The new right is genuinely powerful, but it's not automatic. You have to make a proper request, give the landlord their statutory window, and be ready to push back if they refuse without good reason. Here's the full sequence.

Step 1: Make the request in writing

Email is the easiest format because it timestamps itself and the landlord can't claim they never got it. A WhatsApp message technically counts, but emails feel more formal and they're harder to lose in a thread.

Your request should include:

• A clear statement that you are making a pet request under the Renters' Rights Act 2026
• The type of pet (species, breed if relevant, approximate size and age)
• A short reassurance about your circumstances — vaccinated, neutered, well-behaved, your plans for keeping the property clean
• An explicit ask for a written response within the statutory 28-day period
• Your offer to discuss pet damage insurance or a pet deposit if they approve

Don't apologise. Don't beg. The Act gives you the right to ask, and it gives the landlord a duty to respond properly. Be polite, but treat it as the formal process it is.

We've included a full template at the end of this guide.

Step 2: Wait the 28-day landlord response window

The clock starts the day the landlord (or their agent) receives your request. If you sent it by email at 9am on 1 May, the deadline is 29 May.

During this window, your landlord might:

• Approve the request (best case)
• Ask follow-up questions about the pet — this is fine, answer them clearly and the clock continues
• Refuse the request, with reasons
• Refuse without reasons, or simply ignore you (we'll come to that)

The landlord can also request more information once before deciding. That doesn't reset the 28-day clock — it just means they need a sensible answer from you so they can make their decision in time.

Step 3: If approved — agree the insurance or deposit terms

If the landlord says yes, the next conversation is about how to cover the risk. From 1 May 2026, a landlord can ask you for one of two things:

• Pet damage insurance — a policy you take out, usually around £8-15 a month, that covers accidental damage caused by the pet. Specific pet damage policies exist for tenants now that the RRA has created the market.
• A pet deposit — an additional cash deposit on top of your existing one, capped at three weeks' rent (the same statutory cap as the main deposit under the Tenant Fees Act).

The landlord chooses which route they prefer, but they cannot demand both. For most tenants, insurance is cheaper monthly and doesn't tie up cash. A deposit is preferable if you'd rather not commit to ongoing premiums and you can spare the lump sum.

Either option must be in writing as a variation to your tenancy. Don't pay anything or sign anything until the terms are clear.

Step 4: If refused — check the reasonable refusal grounds

Your landlord can refuse, but only on grounds the Act recognises as reasonable. There are four (we'll go through each below). If your landlord's refusal letter doesn't fit one of them — or it asserts a ground without evidence — the refusal is challengeable.

If they've given you a reason and it looks dubious, reply asking for evidence. Use Template B below. The statutory test is reasonableness — and unreasonable refusal is treated the same as no response at all.

Step 5: If refused without reason or unreasonably — Form N208 county court claim

If the landlord misses the 28-day deadline, refuses without giving you any reason, or gives you a reason that clearly doesn't hold up, you can apply to the county court for a declaration that the refusal was unreasonable. The court can rule that you have the right to keep the pet.

The form is Form N208 (claim form for declarations). The fee is £342. If you're on a low income, on Universal Credit, or receiving certain benefits, you can apply for Help with Fees (form EX160) which can reduce or remove the fee entirely.

A successful claim usually concludes in 8-12 weeks. The court can also award costs (up to a few hundred pounds) against the landlord if their refusal was clearly unreasonable.

The four reasonable refusal grounds

Here are the only grounds on which a landlord can refuse a pet request and survive a tenant challenge.

Ground	What it means from the tenant side
Statutory restriction	The property has a legal restriction that bars pets. Examples: housing designated for over-55s where the scheme rules forbid pets, a building covenant on the freehold, or specific local-authority licensing terms. The landlord must point to the actual restriction, not just claim one exists.
Freeholder consent withheld	The landlord is themselves a leaseholder, and their lease requires freeholder consent for pets, and the freeholder has refused. The landlord must show evidence they actually asked, and the freeholder's refusal in writing. "I'd have to ask the freeholder" is not enough — they must have asked.
Exotic or dangerous animals	Animals listed under the Dangerous Wild Animals Act 1976, or species that need licensing (large reptiles, primates, big cats etc.). Standard companion animals — cats, dogs, rabbits, hamsters, small birds, small reptiles, fish — are not in scope of this ground.
Specific uninsurable damage	The pet would cause damage that pet damage insurance cannot cover. This is narrow. Examples a tribunal might accept: a clutter-accumulation risk in a flat with shared ventilation, or an asthma-inducing animal where the next-door tenant has produced medical evidence. "Dogs ruin carpets" is not an uninsurable risk — that's exactly what insurance is for.

If your landlord cites one of these, they need to back it up with evidence. A bare assertion is not enough.

The seven NOT-reasonable refusal grounds

These are the refusals that landlords still try, and that the Act has explicitly knocked over. If your landlord's response uses any of them, it will not survive a court challenge.

Refusal	Why it doesn't work
"I just don't like dogs / cats / pets"	Personal preference is not a reasonable ground. The Act exists precisely to prevent this.
A blanket no-pets clause in your tenancy agreement	From 1 May 2026, blanket no-pets clauses in assured tenancies are void. The clause has no legal effect, even if you signed the contract years ago.
"It will reduce property value"	Property-value speculation is not a recognised ground. Pets do not, in fact, reliably reduce property values, and the Act's framers knew this.
"Other tenants in the building have allergies"	Without specific medical evidence from a named neighbour and a clear causal link, this is hearsay. A general allergy concern doesn't meet the bar.
"Insurance is too expensive"	The tenant pays the insurance premium, not the landlord. The cost to the landlord is zero. This is not a ground.
"It's a noisy breed"	Without evidence of actual nuisance from this specific pet (or your prior history with it), breed prejudice doesn't fly. Many quiet greyhounds and many noisy lapdogs disagree with the stereotype.
"We've never allowed pets here"	Custom and practice is not law. The Act overrides custom, full stop.

If your landlord's refusal letter reads like any of these, your reply should ask them to identify which of the four reasonable grounds they are relying on. They probably can't.

Pet damage insurance vs pet deposit — which should you prefer?

When the landlord says yes, they're entitled to protect themselves against pet-related damage. From 1 May 2026, they can require either:

• Pet damage insurance — you take out a policy specifically for pet damage. Tenant-side products in this market are typically £8-15 a month for a single dog or cat. Coverage is usually £1,000-£5,000 per claim. The policy stays with you for the life of the tenancy.
• An additional pet deposit — extra cash held under the same deposit protection scheme as your main deposit. Capped at three weeks' rent under the same statutory cap as the main deposit (the Tenant Fees Act 2019 cap continues to apply).

The landlord picks the route, not you, but you can negotiate. In most cases, insurance is the better option for the tenant:

• Cash flow — insurance is monthly. A deposit is a lump sum out of your bank account for the duration of the tenancy.
• Lower lifetime cost in most cases — over a 2-3 year tenancy, monthly premiums often total less than the deposit cap.
• Cleaner exit — at the end of the tenancy, an insured claim is settled by the insurer, not by deposit deductions, so the deposit comes back cleanly.

The big rule to remember: the landlord cannot demand both. If their letter says "we'd like a pet deposit AND pet damage insurance", they're asking for more than the Act allows. Push back politely.

Three response templates

Copy, paste, edit the names and dates. These are designed to be plain-spoken and firm without being aggressive.

Template A — Initial pet request to landlord

Dear [Landlord / Letting agent name],

I'm writing to make a formal pet request under the Renters' Rights Act 2026 in respect of my tenancy at [property address].

I'd like to keep [type of pet — for example, "one rescue dog, a four-year-old neutered medium-sized crossbreed, fully vaccinated and house-trained"]. I've thought carefully about this and I'm confident the pet can be accommodated without disturbance to the property or to neighbours. I'm happy to discuss pet damage insurance or a pet deposit on whichever terms you prefer.

Could you please confirm in writing whether you approve this request? Under the Act, I understand you have 28 days from receipt of this email to respond. The deadline is therefore [today's date + 28 days].

If you have any questions about the pet or my plans for keeping the property clean and well-maintained, please do let me know — happy to answer anything that helps you make a decision.

Many thanks, [Your name] [Date]

Template B — Reply to a refusal asking for reasons in writing

Dear [Landlord / Letting agent name],

Thank you for your response of [date] regarding my pet request.

Under the Renters' Rights Act 2026, a refusal of a tenant pet request must be on reasonable grounds — specifically, one of the four statutory grounds (statutory restriction on the property, freeholder consent withheld with evidence, dangerous or exotic animals, or specific damage that cannot be insured against).

The reason given in your letter — [quote the refusal reason briefly] — doesn't appear to fit any of the four statutory grounds. Could you please confirm in writing which of the statutory grounds you are relying on, and provide the supporting evidence (for example, the freeholder's written refusal, or the relevant covenant clause)?

I'd be grateful for your response within 7 days so we can resolve this without further escalation.

Many thanks, [Your name] [Date]

Template C — Notice of intent to file Form N208

Dear [Landlord / Letting agent name],

I wrote to you on [date] asking for clarification of the grounds for refusing my pet request, and I haven't yet received a response that identifies a reasonable ground under the Renters' Rights Act 2026.

I am giving you 7 days' notice that, in the absence of a satisfactory response, I intend to file a Form N208 claim in the county court for a declaration that the refusal is unreasonable. The fee is £342 and I will be seeking my costs from you in addition.

I'd much rather resolve this directly and would welcome a constructive reply in the next 7 days.

Many thanks, [Your name] [Date]

Most landlords back down at this stage. The court route is real but rarely needed — the existence of the route is usually enough.

Worked example: Marcus and the rescue dog

Marcus has rented a one-bed flat in south London for three years. Landlord lives in Surrey, uses a high-street agent. Marcus has been a model tenant — paid on time, never complained, decorated the bedroom himself.

He's wanted a dog for years. Today, 1 May 2026, he sends Template A by email at 8.30am, asking to keep a four-year-old rescue lurcher called Bramble. He mentions the dog is house-trained, neutered, and known to be quiet. He attaches a short letter from the rescue centre describing Bramble's temperament.

28 May. The agent emails back: "We've spoken to the landlord. Unfortunately the building doesn't allow pets, so we have to say no on this occasion."

That's it. No reference to a freeholder restriction, no copy of any covenant, no statutory ground. Just "the building doesn't allow pets."

Marcus replies the same afternoon with Template B, politely asking which of the four statutory grounds the landlord is relying on, and asking for the freeholder's written refusal or the relevant clause from the lease.

4 June. No reply.

5 June. Marcus sends Template C, giving 7 days' notice of his intent to file Form N208.

12 June. Still no reply. Marcus files Form N208 at his local county court. He pays the £342 fee. Because he's a basic-rate taxpayer with a young child, he doesn't qualify for full Help with Fees, but he does receive a partial reduction.

Late August. The hearing takes place. The landlord's agent attends and produces a copy of the lease — which says nothing about pets. The judge rules that the refusal was unreasonable, declares Marcus has the right to keep Bramble, and awards Marcus £200 in costs against the landlord.

Bramble moves in the following weekend. Marcus takes out pet damage insurance at £11 a month.

The whole thing took 3.5 months from request to dog-on-the-sofa, and Marcus is £200 better off than where he started after netting off the fee against the costs award. The lesson: the system works, but you have to use it properly. Templates A, B, and C in sequence is the playbook.

Assistance animals — a separate, stronger right

If your animal is an assistance dog or a recognised emotional support animal, the rules are different and stronger. Assistance animals fall under the Equality Act 2010 as a reasonable adjustment for disability. This means:

• The landlord cannot refuse an assistance animal on the grounds available for ordinary pets
• The landlord cannot charge a pet deposit or require pet damage insurance for an assistance animal
• The landlord cannot evict you for keeping an assistance animal in breach of an old no-pets clause

What counts as evidence? Either an assistance dog ID card from a recognised charity (Guide Dogs, Hearing Dogs, Canine Partners, Dogs for Good, Support Dogs, etc.), or a letter from your GP or specialist confirming that the animal is part of your treatment or daily living support.

If you're refused an assistance animal, this isn't a pet request matter — it's a disability discrimination matter, and the route is the Equality and Human Rights Commission or a county court discrimination claim. Different process, stronger right.

Five edge cases worth knowing

1. You're already in a tenancy with an explicit no-pets clause

The clause is void from 1 May 2026. Your tenancy agreement may still have it written down, but the clause has no legal effect. You can make a pet request exactly as if the clause weren't there. The landlord cannot rely on the clause to refuse you.

2. You're a joint tenant

Any one joint tenant can make the request, but in practice all the joint tenants will need to agree to the pet (because they're all responsible for the property and any damage). Sort it out among yourselves first, then send the request with all your names on the email. If one joint tenant objects, the request will likely be approved by the landlord but you'll have a household problem to solve separately.

3. You want more than one pet

Each animal is a separate request, and the landlord can approve some and not others on different grounds. For example, the landlord might approve a cat but refuse a snake (under the dangerous-animals ground). Make each request clearly, ideally as separate emails, so the responses are easy to track.

4. You're in a short-term let or holiday let

The pet request right doesn't apply. The Act covers assured tenancies (which is what most private rentals in England are now). Short-term lets, holiday lets, and licences to occupy aren't assured tenancies and aren't in scope.

5. You've been quietly keeping a pet without telling the landlord

You won't be in a happy position if they find out — but the situation is recoverable. Declare the pet now, in writing, and frame it as a pet request under the new Act. The landlord cannot retroactively penalise you for the period before the Act came into force, because there was no pet request right to use. They can require pet damage insurance going forward, and they can ask for evidence the pet has been well-behaved (vet records, neighbour testimony if you have it). Most landlords, presented with a fait accompli plus an offer of insurance, take the practical route.

Frequently asked questions

How long does the landlord have to respond to my pet request? 28 days from the date they receive the request. If you email it on 1 May, the deadline is 29 May. The landlord can ask follow-up questions, which doesn't reset the clock — they still have to decide within 28 days. If they miss the deadline, the refusal is treated as unreasonable and you can escalate.

Can my landlord still refuse on "no pets" grounds in my old tenancy agreement? No. From 1 May 2026, blanket no-pets clauses in assured tenancies are void. The clause has no legal effect, even if it was in the contract you signed years ago. The landlord must either approve your request or refuse on one of the four statutory reasonable grounds.

Do I have to pay extra for a pet? You may have to. From 1 May 2026, a landlord who approves a pet request can require either pet damage insurance (which you pay for, typically £8-15 a month) OR an additional pet deposit (capped at three weeks' rent). They cannot require both. Insurance is usually cheaper monthly and doesn't tie up cash. For an assistance animal, the landlord cannot charge anything extra.

What if my landlord ignores my request? After 28 days with no response, the refusal is treated as unreasonable. You can apply to the county court using Form N208 for a declaration that the refusal was unreasonable. The fee is £342, with Help with Fees available if you're on a low income. If you win, the court can also award you costs against the landlord. Most landlords, faced with the prospect of a court claim, respond properly when you send Template C.

Does the right apply to assistance dogs? Assistance dogs and recognised emotional support animals are covered by the Equality Act 2010, not the Renters' Rights Act pet request right. The protection is stronger — the landlord cannot refuse, cannot charge a pet deposit, and cannot require pet damage insurance for an assistance animal. Evidence is either an assistance dog ID card or a GP/specialist letter. If refused, the route is a disability discrimination claim, not a pet request claim.

Key takeaways

• From 1 May 2026, every assured tenant in England has the right to request a pet, and the landlord must respond within 28 days on reasonable grounds.
• Blanket no-pets clauses in existing tenancies are void as of today; old contract wording cannot be used to refuse you.
• Only four refusal grounds count as reasonable: statutory restriction, freeholder consent withheld with evidence, dangerous or exotic animals, or specific uninsurable damage.
• The landlord can require either pet damage insurance OR an additional pet deposit (capped at three weeks' rent), but never both — insurance is usually the cheaper option for the tenant.
• If the landlord ignores you or refuses unreasonably, Form N208 in the county court costs £342 (with Help with Fees support available) and is the proven route to a declaration of your right to keep the pet.

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If you're navigating the new RRA regime and want to check whether your landlord's actions are valid, run a free check at https://www.rentsos.co.uk/check