Owning a pet has long been a sticking point in the private rental market. For years, many landlords operated blanket “no pets” policies, leaving tenants with animals facing limited options or higher rents. The Renters’ Rights Bill aims to change this balance by giving renters a formal right to request a pet and requiring landlords to treat such requests fairly. But as the legislation makes its way through Parliament, there’s still plenty of confusion about what landlords can and can’t charge for, whether damage must be insured, and in what circumstances a pet can reasonably be refused.

TL;DR

• Right to ask for a pet: Tenants will have a legal right to request a pet. Landlords must consider it and can’t unreasonably refuse. A written decision is expected within 28 days, and tenants will be able to appeal to the new ombudsman. 
• Insurance: The original plan to let landlords require pet damage insurance has been removed during Lords stages. It’s not in the current text. 
• Extra “pet deposit”: The Lords added an amendment to allow a separate pet damage deposit (up to three weeks’ rent). Government ministers oppose it; the Commons has been considering whether to keep or ditch it, so this point is still not final. 
• Pet rent: Upfront pet fees remain banned under the Tenant Fees Act, but landlords can (and many do) charge higher rent for pets. There’s no statutory cap on “pet rent”. 

Where the law is right now

The Government’s own guide confirms the Bill gives tenants stronger rights to request a pet and says landlords cannot unreasonably refuse. Earlier versions said landlords could require pet insurance, but ministers dropped that during the Bill’s passage through the Lords. Expect detailed guidance at/after commencement. 

The Commons Library also summarises the policy intent: request + no unreasonable refusal, with earlier references to insurance (now superseded by the later Lords change). Remember: until the Bill is enacted and commenced, this is a near-final policy, not yet law in force. 

Can a landlord refuse a pet — and what counts as “reasonable”?

The Bill standard is no unreasonable refusal. Useful examples of potentially reasonable refusals cited by reputable briefings and sector guidance include:

• Superior lease/leasehold bans (many flats prohibit pets).
• HMO conflicts (e.g., allergies of other residents) or building rules.
• Property unsuitability (large dog in a small flat, lack of outdoor space).
• Safety/legal compliance (you cannot consent to a pet that would breach other laws).
• These must be judged case-by-case, not by blanket “no pets” rules. Landlords are expected to reply within ~28 days and explain reasons. Tenants will be able to escalate a refusal to the Private Rented Sector Ombudsman at no fee. 

Who pays for damage?

• No compulsory pet insurance: The Lords removed the clause that would have let landlords require tenants to buy pet damage insurance or reimburse the landlord’s policy. That means no automatic insurance requirement in the Bill’s current form. 
• Deposits still apply: Standard tenancy deposits (capped by the Tenant Fees Act) will continue to be the primary security for damage, including pet damage. Normal end-of-tenancy deduction rules apply (landlords need evidence, quotes/invoices, etc.). Sector commentary and the government’s change both lean on the view that the existing deposit framework is sufficient. 
• Extra “pet deposit” (unsettled): The Lords inserted an amendment to allow a separate pet damage deposit up to three weeks’ rent, outside the usual cap. Ministers opposed it in the Commons; as of early autumn 2025 this remains politically contested pending the final bill text. If it survives, that would materially change the cost picture for pet owners. 

What about “pet rent”?

The Tenant Fees Act prohibits separate pet fees, but landlords can set higher rent to reflect perceived risks/costs. In practice, many already charge £25–£100+ per month more. There’s no statutory cap proposed in the Bill to stop that, so pet rent could remain a real cost pressure. 

The process: how a tenant should ask for a pet

1. Write to the landlord/agent with details: species, breed, age, size, vaccination/ID, neuter status, training references, plus any prior landlord references.
2. Landlord should reply in writing within ~28 days with consent or a reasoned refusal; consent can be pet-specific (e.g., permission for this dog, not any dog) and may include sensible conditions (e.g., keep carpets professionally cleaned if soiled, repair chewed skirting, keep pets out of communal gardens).
3. If refused and you think it’s unreasonable, you may appeal to the PRS Ombudsman (once live) or the courts. The Ombudsman route is expected to be free and evidence-based. 

What’s still unclear (as of 4 October 2025)

• Will the extra pet deposit survive? The Lords backed it; the Government objects. We await the final Commons position and the enacted text. 
• Detailed statutory guidance on what is (and isn’t) “reasonable” refusal, including any model pet policy wording, is still to come at commencement. 
• Any moves on “pet rent” caps or curb: none in the Bill today; media and campaigners are pushing the issue, but there’s no government amendment addressing it. 

Practical tips

For tenants

• Make a strong, documented request (training certificates, vet records, insurance you voluntarily hold, prior landlord reference).
• Offer sensible conditions (e.g., agree to repair/clean if damage occurs).
• If refused, ask for the written reasons and consider ombudsman escalation once available. 

For landlords

• Avoid blanket bans; use a case-by-case assessment and reply within 28 days.
• If you consent, make it pet-specific (named animal), set clear house rules (where proportionate), and keep a paper trail for any future dispute.
• With insurance no longer mandated, consider your own landlord policy options and ensure your deposit evidence (inventory, photos, check-in/out) is watertight.