Pet request under the Renters' Rights Act: how to send the request and what "reasonable" refusal really means

From 1 May 2026, you can ask your landlord in writing for permission to keep a pet, and the landlord cannot unreasonably refuse. The landlord has 28 days to respond. Non-response counts as unreasonable refusal. If the refusal is unreasonable, you can apply to court for an order allowing you to keep the pet.

This guide walks you through how to send the request, what reasons the landlord can use to refuse you, what they cannot use, and what to do if the refusal is unreasonable. Three response templates included.

If your landlord has refused a pet request and you want to know whether the refusal was reasonable in law, run our free check. It takes about two minutes and will tell you the position.

The right at a glance

Under the Renters' Rights Act 2025, with effect from 1 May 2026:

	Detail
Who has the right	All assured-tenancy tenants in England (including assured periodic tenancies that auto-converted from ASTs on 1 May 2026)
What you can request	Permission to keep a pet at the property
How to request	In writing, with a description of the pet
Landlord deadline	28 days from the day the request is received
Landlord may extend	Only if (a) they ask for further information from you, or (b) they need consent of a superior landlord (head lease) — and they must tell you in writing
Refusal must be	Reasonable (defined narrowly — see below)
Non-response	Treated as unreasonable refusal
Tenant remedy if unreasonable	Apply to county court for order requiring landlord to give consent
Pet damage	Landlord can require pet damage cover via standard tenancy clauses or a five-week deposit, but cannot require an additional deposit specifically for the pet, and cannot require a "pet insurance" policy as a condition
Assistance animals	Cannot be refused on any ground other than the property being physically unsuitable; further protections under the Equality Act 2010

How to send the request (do this in writing)

The Act is specific: the request must be in writing, and must include a description of the pet. A vague verbal request does not start the 28-day clock.

The five-line minimum:

1. Your name and address
2. The date of the request
3. A description of the pet — species, breed, age, size as adult, neutered/spayed status, any vaccinations, any prior history of behaviour issues
4. The arrangements you propose — where the pet will sleep, whether it will be left alone during the day, exercise arrangements (for dogs), insurance you propose to take out (optional but helps)
5. A request for written consent within 28 days

Send the request by email if your tenancy agreement allows electronic communication, or by first-class post (keep proof of postage). The 28-day clock runs from receipt — for first-class post, deemed receipt is the second working day after posting.

[!tip] Include a photo and the proposed arrangements A landlord refusing a pet request is on the back foot if you have given them every reason to say yes. A photo of the pet, evidence of vaccinations, evidence that the pet has lived in another rental property without complaints, and a clear plan ("the dog will not be left alone for more than four hours a day; it has a daily walker booked at 1pm") all weaken any "credible evidence of harm" refusal.

What counts as a reasonable refusal

The Act does not list specific reasons. The court will decide on the facts. But guidance from MHCLG and early case law point to a narrow set of reasons that are likely to be reasonable:

1. The property is unsuitable for the pet

A studio flat is unlikely to be suitable for a Great Dane. A first-floor flat without a garden may not be suitable for a dog without a clear daily-walking plan. A flat with no window opening and a fragile heating system may not be suitable for a long-haired cat. The landlord must show specific unsuitability — "I do not like dogs" is not unsuitability.

2. The head lease prohibits pets

If the landlord rents from a superior landlord (e.g. the freeholder, the housing association, the management company) and the head lease bans pets, the landlord cannot lawfully grant consent. This is a strong reason to refuse — the landlord is not the final decision-maker.

If the head lease allows pets with the superior landlord's consent, the landlord must seek that consent and tell you in writing what is happening. The 28 days is paused while the superior landlord considers; the landlord must tell you the consent is being sought.

3. Credible evidence of specific harm

The landlord must point to evidence — not opinion — that the specific pet would cause excessive wear, nuisance, or harm. Examples that have come up in early case law:

• A dog with a documented bite history that the landlord can prove
• A cat that the previous tenant kept at the same property and which caused documented damage that was paid out of deposit
• A reptile or exotic pet where local-authority licensing applies and the tenant has not obtained the licence

A landlord saying "all dogs cause damage" or "cats always urinate on carpets" is not credible evidence in respect of the specific pet.

4. Insurance unobtainable

If the landlord can show that they have tried, in good faith, to obtain landlord buildings insurance with pet cover at standard market rates and has been refused or quoted an excessive premium specifically because of the pet, that may count. This bar is high — most landlord buildings insurers cover pets at no extra premium.

What is not a reasonable refusal

These reasons cannot, by themselves, justify a refusal:

• "I do not like pets" — pure preference is not enough
• "All dogs cause damage" — not specific to your pet
• "I want a higher deposit specifically for the pet" — a pet-specific deposit cap-buster is unlawful (deposit cap is five weeks regardless)
• "You must take out specialist pet insurance as a condition" — landlords cannot insist on a specific insurance policy as the condition of consent
• "I cannot get a tenant who keeps a pet" — no evidence of specific harm
• "My personal preference is no pets in my property" — preference is not a reasonable reason
• "I think pets cause noise complaints from neighbours" — speculation, not evidence
• Non-response — silence past the 28 days is treated as unreasonable refusal

[!warning] An additional pet deposit is unlawful The five-week deposit cap (Tenant Fees Act 2019) applies regardless of pets. A landlord cannot ask for an extra "pet deposit" of, say, two weeks on top. Anything in excess of the five-week cap is a prohibited payment carrying a £5,000 council penalty. The only adjustment a landlord can make in the deposit context is to set the deposit closer to the five-week cap to allow more headroom for damage claims.

What to do if the landlord refuses or does not respond

The five-step playbook:

1. Read the refusal carefully

Is the landlord pointing to a specific reason from the list above, or are they stating a preference? If the refusal is on grounds that are not reasonable on the face of it, you have grounds to challenge.

2. Reply requesting the specific reason

If the refusal is vague ("I don't allow pets"), reply asking for the specific reason in writing. The landlord is required to give a reason in their response. Without one, the refusal is more easily attacked at court.

3. Provide further information if requested

If the landlord says they need more information ("evidence the dog is house-trained", "vaccination records", "proof of daily walker"), provide it within seven days. The 28-day clock may be paused while they wait for the further information you have not yet provided. Once you provide it, the clock restarts.

4. Apply to county court if the refusal is unreasonable

If the landlord's reason does not stand up — or the landlord has simply not responded within 28 days — you can apply to the county court for an order requiring the landlord to give consent. The application uses Form N208 (claim form for non-money claims) at a fee of £342 (Help with Fees may apply if you are on a low income). A specialist pets-rights claim can typically be heard within four to eight weeks.

5. Consider escalation if there is harassment

If the landlord is using a refusal as cover for retaliation against you (because of a rent challenge, a repair complaint, or a deposit dispute), the harassment route may be available — see [[content/blog/2026-04-25-landlord-harassment-after-tenant-challenge-rra-2026]].

Three response templates

Template 1 — The pet request itself

Dear [Landlord/Agent],

I write under section [X] of the Renters' Rights Act 2025 to request consent to keep a pet at [address].

The pet is described as follows:

• Species: [e.g. dog / cat / rabbit]
• Breed: [e.g. Cocker Spaniel]
• Age: [e.g. 3 years]
• Adult size and weight: [e.g. 12 kg, 40 cm at the shoulder]
• Neutered/spayed: [yes / no]
• Vaccinations: [up to date — proof attached]
• Prior history: [e.g. lived at [previous address] from 2023 with no complaints]

The proposed arrangements are:

• The pet will be kept indoors / will use the garden at [address]
• The pet will not be left alone for more than [N] hours during the working day
• I have arranged daily exercise / a daily walker
• I will keep the property clean and free of pet damage
• I am happy to discuss any reasonable arrangements you wish to propose

Please confirm in writing within 28 days, either consenting or providing a specific reason for refusal. Non-response will, under the Act, be treated as unreasonable refusal.

If you require any further information please let me know within seven days; I will provide it promptly.

Yours sincerely,

[Tenant name]

Template 2 — Reply to a vague refusal

Dear [Landlord/Agent],

Thank you for your reply of [date] in which you refused my request to keep a pet at [address].

Your reply states only that you do not allow pets at the property. Under section [X] of the Renters' Rights Act 2025 a refusal must be reasonable, and a specific reason must be provided.

Could you please confirm in writing within seven days the specific reason for refusal? In particular: (a) whether the head lease prohibits pets; (b) whether you consider the property physically unsuitable for the pet I have described; or (c) whether you have credible evidence of specific harm.

If no specific reason is provided within seven days I will treat the refusal as unreasonable and may apply to the county court for an order requiring you to give consent.

Yours sincerely,

[Tenant name]

Template 3 — Reply confirming intention to apply to court

Dear [Landlord/Agent],

I refer to my pet request of [date] and your refusal of [date]. The refusal is on the ground that [summarise].

I do not consider that ground to be reasonable for the reasons set out below:

• [Point 1 — e.g. "you have not pointed to any specific evidence that this pet would cause excessive wear or nuisance"]
• [Point 2 — e.g. "the head lease as I understand it does not prohibit pets"]
• [Point 3 — e.g. "an increased deposit specifically for a pet is a prohibited payment under the Tenant Fees Act 2019"]

If you do not withdraw the refusal and confirm consent in writing within fourteen days I will apply to the county court for an order requiring you to give consent. Costs may be sought from you in those proceedings.

Yours sincerely,

[Tenant name]

Assistance animals — a different and stronger right

The Renters' Rights Act sits on top of the Equality Act 2010, which already protects disabled tenants who require an assistance animal. A landlord refusing an assistance animal must show that the property is physically unsuitable for the specific animal. A "no pets" clause in a tenancy agreement is overridden by the Equality Act for assistance animals.

If you have a documented disability and your assistance animal is registered with a recognised assistance-dog charity (e.g. Guide Dogs UK, Hearing Dogs for Deaf People, Dogs for Good), refer to the Equality Act in your request and attach the charity's documentation. The "reasonable refusal" bar is much higher.

Key takeaways

• From 1 May 2026 you can request consent to keep a pet in writing. The landlord has 28 days to respond and cannot unreasonably refuse.
• A reasonable refusal is narrow: head-lease prohibition, specific physical unsuitability of the property, credible evidence of specific harm, or genuine inability to obtain insurance. Personal preference and generic "all pets cause damage" arguments are not reasonable.
• A landlord cannot require an additional pet deposit above the five-week cap, and cannot require specialist pet insurance as a condition of consent.
• Non-response within 28 days is treated as unreasonable refusal. You can apply to the county court for an order requiring the landlord to give consent (Form N208, £342 fee, Help with Fees may apply).
• Assistance animals have stronger protection under the Equality Act 2010 — refusal can only be on the ground that the property is physically unsuitable for the specific animal.

FAQs

Q: My landlord said no without giving a reason. Has the 28-day clock expired? A: If the refusal arrived within 28 days, the response counts even if the reason is vague. The remedy is to write back asking for the specific reason (Template 2 above). A vague refusal is more vulnerable to a court application than no refusal at all because it shows the landlord considered the request and refused without good reason.

Q: My landlord asked for a £500 pet deposit. Is that allowed? A: No, not as a separate "pet deposit". The total deposit on a tenancy is capped at five weeks' rent (six weeks if the rent is £50,000+ a year) under the Tenant Fees Act 2019. Anything described as a "pet deposit" on top of an already five-week deposit is a prohibited payment carrying a £5,000 council penalty. The landlord can adjust the deposit upward to the cap (e.g. from four weeks to five weeks) but cannot exceed it.

Q: My tenancy agreement was signed in 2024 and includes a "no pets" clause. Does the new right override it? A: Yes. From 1 May 2026 the right to request a pet (and the landlord's duty not to unreasonably refuse) applies to all assured tenancies in England — including pre-existing ASTs that auto-convert to assured periodic tenancies on 1 May 2026. A "no pets" clause in an old AST cannot block a request under the Act.

Q: My landlord asked for proof of pet insurance as a condition. Is that allowed? A: No, not as a strict condition. A landlord cannot require you to take out a specific insurance policy as a condition of consent. They can ask for evidence that you have considered insurance, and they can make consent contingent on you having pet damage cover (which can be voluntary), but they cannot require a specific policy or refuse consent on the ground that you have not bought one.

Q: How long does a court application take and what does it cost? A: Form N208 (claim form for non-money claims) carries a court fee of £342. Help with Fees (Form EX160) may reduce or waive the fee — see [[content/blog/2026-04-25-help-with-fees-rent-tribunal-47-fee-tenant-eligibility]] for the eligibility test. A specialist pets-rights claim can typically be listed within four to eight weeks. The court can order the landlord to give consent and can award costs against the landlord.

Has your landlord refused a pet request and you are not sure if the refusal was reasonable? Run our free check — we will analyse the specific reason given against the law and tell you whether you have grounds to apply to court.