B&Boperationspet travel

Pet Policy Templates for B&Bs and Small Hotels — Lessons From Dog‑Centric Homes

hhotelexpert

2026-02-12

10 min read

Ready-to-use pet policy templates and amenity kits for B&Bs & small hotels to welcome dogs while protecting property and boosting bookings.

Stop Losing Bookings to Unclear Pet Rules: How small B&Bs and hotels can welcome dogs without risking the property

Hook: Dog owners are actively searching for welcoming, well-run places that treat their pets like guests — but many B&Bs and small hotels miss bookings because their pet policies are vague, punitive or hidden. This guide gives ready-to-use pet policy templates and practical amenity kits you can implement today to attract dog-owning travellers while protecting your rooms, linens and reputation. Make these updates part of your confirmation emails and operations by adapting simple, tested email templates to your booking confirmations.

The opportunity in 2026: why dog-friendly matters now

In late 2025 and into 2026 the travel market consolidated an important trend: guests increasingly travel with dogs as part of the household. At the same time, post-pandemic expectations evolved — travellers expect clear rules, vetted pet amenities and transparent fees before they book. Large developments (from London tower blocks with indoor dog parks to rural homes with dog flaps) have raised baseline expectations of what “dog-friendly” means. Small accommodation operators who adopt professional, simple policies and tidy amenity kits see higher occupancy, longer stays and better guest reviews.

What guests want (and what owners need)

Clarity up front: House rules and costs visible on your listing and confirmation emails.
Respect for property: Rules that reduce upholstery damage and hair while still being welcoming.
Convenience: An amenity kit and local dog services that reduce friction for travelling owners.
Trust signals: Clear deposit and cleaning policies, plus proof of vaccination requirements where applicable.

How to use this article

Below you’ll find: three copy‑and‑paste pet policy templates (Basic, Premium and Boutique B&B), sample house rules for listing pages, a ready-made amenity kit checklist with supplier and pricing guidance, operational tips for cleaning and damage handling, and advanced 2026 strategies to turn dog-friendly into a revenue stream. For sourcing and sustainable kit ideas, check models for small sellers using local supply chains and print-on-demand fulfilment (sustainable sourcing playbooks).

Quick rules to protect your property (before the templates)

Limit per room — two dogs maximum is a common and reasonable limit.
Weight or breed: Optional weight limit (e.g., 25 kg) or specific breed exclusions only for genuine safety reasons; avoid blanket breed bans unless underwritten by insurance/legal advice.
Cleaning fee and deposit: Transparent, upfront fees lower disputes. Use a refundable security deposit for major damage.
Restricted areas: Bedrooms vs. ground floor living areas; use gates and pet gates for off-limit spaces.
Noise policy: Quiet hours and repeat nuisance consequences (warning → extra charge → eviction for refusal to comply).
Health & safety: Up-to-date vaccinations and parasite treatments required; bring vaccination card or photo before arrival.

Template 1 — Basic Dog-Friendly Policy (Copy & paste)

Basic Dog-Friendly Policy

We welcome well-behaved dogs (maximum 2 per room). Please tell us at time of booking and include dog ages and breeds. A non-refundable cleaning fee of £25 per stay applies plus a refundable security deposit of £150 held against damage. Dogs must not be left unattended for more than 2 hours. Please keep dogs on leads in public areas and clean up after them in the garden using the bags provided. Pets are not allowed on beds or sofas; we provide a dog bed and blanket on request. Repeated nuisance noise or damage may result in additional charges and early termination of the reservation.

When to use:

Small B&Bs and budget rooms where you want to welcome dogs but keep rules minimal. Place this text on listings and confirmation emails.

Template 2 — Premium Pet Policy (for small hotels and higher-end B&Bs)

Premium Pet Policy

We love dogs and offer a premium dog welcome. Pets: up to 2 dogs per room. Fee: £35 per stay per dog (covers deep-cleaning & amenities). Security: refundable deposit £250. Arrival: Please provide vaccination records or a photo of the pet passport before arrival. Occupancy: Dogs may not sleep on beds or chairs. Designated dog areas: ground-floor lounge and garden; access to guest-only paths only. Noise: Quiet hours 10pm–7am; excessive barking will result in a warning and potential extra charges. Damage & cleaning: Stains requiring specialist cleaning are charged at cost. Unlicensed assistance dogs are treated according to UK regulations and are exempt from fees.

Extras to offer:

On-request amenity kit (see kit list) at £10–£20 extra.
Local dog-walker or groomer referrals; partner for a commission.

Template 3 — Boutique B&B Puppy/Small Breed Policy

Boutique Puppy-Friendly Policy

We are boutique and dog-loving but space is limited. Only small dogs (max 12kg) accepted — one dog per room. Non-refundable hygiene fee £20. No dogs on beds or upholstered furniture. We supply a washable dog bed, food bowls and a towel. Dogs must be house-trained. If you book with a puppy, please bring a crate for unsupervised periods; crates are available to hire for £10 per stay. Please disclose any aggressive behaviour prior to arrival.

When to use:

Suitable for smaller guesthouses with delicate furnishings or family homes where limited pet access is essential.

Sample listing copy for OTAs (short & clear)

“Dog-friendly room — up to 2 small dogs welcome. £35 per dog, one-off cleaning fee; please declare pets at booking. See full house rules for details.”

Amenity Kit: The guest-facing touch that wins reviews

An amenity kit reassures owners and protects your property. Build two levels: Basic Kit (complimentary or low-cost) and Premium Kit (paid upgrade or included with Premium Policy). For ideas on sustainable kit components and small-batch local sourcing, refer to practical sourcing playbooks for small sellers (sustainable-sourcing examples).

Basic Amenity Kit (cost to you: approx £8–£20)

Portable stainless bowl (collapsible) — functional and easy to wash
Small towel — for wet paws
Poop bags (biodegradable) — branded pouch looks professional
Lint roller — quick hair pickup from clothing
Welcome note with local vet and emergency contact numbers

Premium Amenity Kit (cost to you: approx £25–75; charge £10–£25)

Everything in Basic Kit
Washable dog bed or blanket with protective liner
Enzyme stain remover & pet-friendly cleaning spray
Pair of disposable dog booties for muddy walks
Sample treats (allergy-friendly) and a toy
Information pack: local dog-friendly walks, vet, groomer, dog-sitting services, and dog-friendly pubs

Kit sourcing and sustainability (2026)

In 2026 guests increasingly expect sustainability. Use biodegradable poop bags, recycled-fabric dog beds, and refillable treat jars. Local sourcing reduces carbon footprint and supports local businesses — a small marketing plus on your listing.

Operational & cleaning checklist — reduce damage and costs

Pre-arrival inspection: Communicate a short checklist to guests and ask for vaccination proof. Consider using streamlined document workflows or micro-apps to collect vaccination photos securely (micro-app document workflows).
Check-out protocol: Quick room check for hair, stains and damage. Note findings and take timestamped photos if claiming deposit deductions.
Cleaning workflow: Use enzyme cleaners for urine/feces, vacuum with HEPA filter for hair/dander, launder the kit items on-site or via a trusted laundry with a pet-item procedure.
Deep-clean schedule: Rotate deep cleans every 2–4 weeks for dog rooms to control odours and allergens; operational playbooks for micro-services and shift scheduling can help streamline this work (micro-service scheduling playbook).
Training staff: Basic pet handling, safety and de-escalation for noise or aggression events — invest in small-team training and support frameworks to keep standards consistent (tiny teams, big impact).

Managing disputes, damage and refunds

Be transparent: your confirmation email should say how you charge for damage, and how long deposits are held. Use objective language — state amounts, charge triggers (staining, chewed furniture, odour removal beyond standard cleaning) and the timeline for returning deposits (e.g., within 7 days after checkout once inspected). Keep photographic evidence and a simple damage log signed by two staff members for higher-value claims.

Legal, insurance and safety considerations in 2026

Insurance: Confirm your public liability and property policy cover pets; notify insurer if you list as dog-friendly in marketing.
Assistance dogs: Know the law: assistance dogs are not pets and cannot be refused. Train staff for identification procedures and exemptions under UK law.
Local regulations: Some councils have bylaws for gardens and public paths; check local rules for waste disposal and signage.
Data & privacy: If you collect vaccination records, treat them as personal data under data protection law — delete securely when no longer needed. Use micro-app workflows to minimise data exposure and simplify deletion (document workflow guidance).

Advanced 2026 strategies to monetise dog-friendliness

Dynamic pricing: Charge higher rates or minimum-stay weekends in high-demand dog-travel seasons (bank holidays, school breaks). Monitor competitor pricing and market signals to time rate changes (price monitoring tools).
Upsells: Offer on-arrival amenity kits, late checkout for dog owners, or pre-booked dog-walking services for a fee. Think like an indie seller: packaging and checkout upsells can increase per-stay revenue (edge-first commerce strategies).
Partnerships: Collaborate with local groomers, walkers and pet photographers; create guest packages and cross-promote to their audiences. Use social and creator tools to co-promote services and offers (social & promo partnership tactics).
Listing optimisation: Add specific dog-friendly keywords and kit details in OTA descriptions and internal search tags; include photos of the dog kit and outside space.
Guest reviews: Request a short review specifically for the dog experience — these drive bookings from pet owners more than generic reviews.

Real-world lessons from dog-centric homes

Properties designed for dogs — from urban residences with indoor dog parks to rural cottages with garden dog flaps — show what guests expect: clear facilities, thought-through spaces and dedicated services (salons, obstacle courses, walking maps). Small B&Bs can borrow the same principles at much lower cost: secure outdoor runs, dedicated drying areas, and an attractive welcome kit communicate competence and care.

Communications templates: Pre-arrival, welcome note and damage notice

Pre-arrival message (short)

Thanks for booking our dog-friendly room. To help us prepare, please confirm: dog(s) name(s), breed(s), weight(s), and a photo of vaccination records. We’ll have the dog kit ready on arrival. Please check our house rules here: [link].

Welcome note (print for the room)

Welcome! We’re delighted to host you and your dog. Please use the dog bed and towels in the kit, keep dogs off the beds and sofas, and phone us (xxxx) if you need a crate or local dog-walking contact. Local vet: [name & number]. Emergencies: 999 then call the vet.

Damage/charge notice (post-checkout)

Dear [Guest], following your checkout we found [issue]. We have itemised the cost: [repair/cleaning cost]. We will deduct £XXX from the deposit and return the remainder. If you have questions, please reply within 7 days.

Checklist to get started this week

Choose one of the three templates and put it on your website and OTA listings.
Create a standard amenity kit (start with Basic) and order 5 kits to test guest reaction.
Update your T&Cs and confirmation emails with transparent fees and deposit rules.
Speak to your insurer about pet cover and document any policy changes.
Train staff on check-in/out and the cleaning workflow.

Final practical tips

Photograph the room at check-in and check-out — timestamped photos reduce disputes; use lightweight micro-app workflows to collect and store images securely (micro-app guidance).
Keep a small crate on-hand for hire; it buys time if guests arrive with an unsettled dog.
Be flexible, but consistent — compassionate enforcement (warnings first) keeps reviews positive.
Market your dog-friendliness — dedicated photos, a kit list and partner offers will lift bookings quickly. For tech and promotional stacks to promote offers and local partners, see resources on pop-up & micro-event tech stacks.

Note: Assistance dogs and guide animals are not subject to fees. If in doubt about legal obligations consult a solicitor or your insurer.

Why this matters for your bottom line in 2026

Clear, professional pet policies reduce disputes, protect your property and build loyal customers. Amenity kits and local partnerships create ancillary revenue and improve reviews — both key ranking signals on OTAs and search engines. In 2026 travellers expect transparency and convenience; if you meet that need, you convert searching pet owners into repeat guests.

Call to action

Ready to implement? Copy one of the templates above into your booking pages today, assemble a pilot amenity kit and update your confirmation email. For downloadable, printable templates, an editable kit checklist and sample listing copy tailored to UK B&Bs and small hotels, consult operational toolkits and templates for small operators and reach out to partners who can help with fulfilment and local marketing (sustainable sourcing, edge-first commerce ideas, and social promotion tactics).

hotelexpert

Contributor

Senior editor and content strategist. Writing about technology, design, and the future of digital media. Follow along for deep dives into the industry's moving parts.