Property Management

Rental Pet Policy: Complete Guide for Landlords

Q: Can landlords charge a pet deposit?

Yes, most states allow a refundable pet deposit, typically $200-$500 per pet. Some states cap total security deposits. Monthly pet rent ($25-$75/pet) is also common and legal in most areas.

Q: Can a landlord say no pets allowed?

Yes, landlords can generally prohibit pets in rental properties. However, you cannot deny service animals or emotional support animals (ESAs) with proper documentation under the Fair Housing Act and ADA.

Q: What's the difference between a service animal and an ESA?

Service animals are trained to perform specific tasks for disabled individuals (protected under ADA and FHA). Emotional support animals provide comfort through companionship (protected under FHA only). Neither requires pet deposits or pet rent.

Updated March 2026 · 12 min read

Over 70% of renters have pets, yet many landlords still operate with a blanket "no pets" policy. That's a massive missed opportunity — both in revenue and in tenant pool size. A well-structured pet policy lets you tap into a larger market, charge premium pet rent, and protect your property from damage.

This guide covers everything you need to create a bulletproof rental pet policy: deposits, monthly fees, breed restrictions, the critical difference between pets and service animals, and a ready-to-use pet addendum template.

📊 By the Numbers: Pet-friendly rentals attract 2x more applicants, rent for 5-10% higher on average, and have longer average tenancy (3.2 years vs 2.1 years for non-pet properties).

Should You Allow Pets?

Let's be honest: the financial case for allowing pets is strong.

Factor	No Pets	Pets Allowed
Applicant pool	~30% of renters	~100% of renters
Average vacancy	Standard	20% lower
Monthly premium	$0	$25-$75/pet in pet rent
Pet deposit	N/A	$200-$500 refundable
Avg tenancy length	~2 years	~3+ years
Damage risk	Lower (but still happens)	Higher (but deposits cover most)

The math: On a $1,500/month rental, adding $50/month pet rent = $600/year extra revenue. Plus a $300 refundable deposit. Plus longer tenancy reducing turnover costs. It adds up.

The Financial Structure: Pet Deposits vs. Pet Rent vs. Pet Fees

There are three common ways to charge for pets. Many landlords use a combination:

1. Pet Deposit (Refundable)

A one-time refundable deposit that covers potential pet damage. Returned at move-out if no damage beyond normal wear and tear.

Typical amount: $200-$500 per pet
Legal note: Some states (e.g., California) don't allow separate pet deposits — they must be included in the total security deposit cap
Best for: Protecting against damage

2. Pet Rent (Monthly)

A recurring monthly charge added to the base rent for each pet.

Typical amount: $25-$75/month per pet
Legal note: Legal in most states; not subject to security deposit caps
Best for: Ongoing revenue and covering gradual wear

3. Non-Refundable Pet Fee (One-Time)

A one-time fee that is NOT returned at move-out, regardless of damage.

Typical amount: $100-$300 per pet
Legal note: Not legal in all states. Some states prohibit non-refundable fees entirely.
Best for: Covering anticipated cleaning costs

⚠️ Critical: You can NEVER charge pet deposits, pet rent, or pet fees for service animals or emotional support animals. This violates the Fair Housing Act. More on this below.

Service Animals vs. Emotional Support Animals vs. Pets

This is the #1 area where landlords get into legal trouble. Know the differences:

Category	Legal Protection	Pet Deposit/Rent	Documentation	Breed Restrictions
Service Animal	ADA + Fair Housing Act	Cannot charge	Cannot require certification	Cannot apply
Emotional Support Animal (ESA)	Fair Housing Act	Cannot charge	Can request letter from licensed mental health professional	Cannot apply
Pet	None	Can charge	Can require application	Can apply

Service Animals

Trained to perform specific tasks for a person with a disability (guide dogs, seizure alert dogs, psychiatric service dogs). You must allow them regardless of your pet policy. You can only ask two questions:

Is this a service animal required because of a disability?
What task has the animal been trained to perform?

You cannot ask about the person's disability, require documentation, or demand a demonstration of the task.

Emotional Support Animals (ESAs)

Provide emotional comfort through companionship. Protected under the Fair Housing Act (but NOT the ADA). You can request a letter from a licensed mental health professional confirming the need. The letter must be:

From a licensed therapist, psychologist, or psychiatrist
Written on professional letterhead
Less than one year old
State that the person has a disability-related need for the animal

Red flags for fraudulent ESA letters: Online-only services that "approve" anyone for $50, letters from practitioners in a different state who have never met the person, letters that don't specify a disability-related need.

What You Can Do (Even for Service/ESA)

Hold the tenant liable for any damage the animal causes
Require that the animal does not pose a direct threat to others
Remove the animal if it causes substantial property damage
Require proper vaccination records

Creating Your Pet Policy: Essential Elements

A solid pet policy should cover all of these areas:

1. Permitted Animals

Specify which types of pets you allow: dogs, cats, small caged animals (hamsters, fish, birds), reptiles. Many landlords allow cats and dogs but exclude exotic animals.

2. Size and Breed Restrictions

Common approaches:

Weight limit: e.g., dogs under 50 lbs (note: this is a business decision, not a legal requirement for pets)
Breed restrictions: Some landlords restrict breeds their insurance won't cover (pit bulls, Rottweilers, Dobermans, etc.). Check with your landlord insurance provider first.
No restrictions: Widens your tenant pool significantly

3. Number of Pets

Most landlords cap at 2 pets per unit. Be specific in the lease — "up to 2 dogs or cats" is clearer than "pets allowed."

4. Financial Terms

Clearly state your pet deposit, pet rent, and/or pet fee amounts. Include when they're due and under what conditions the deposit is returned.

5. Tenant Responsibilities

Keep pets on a leash in common areas
Clean up after pets immediately (inside and outside)
Prevent excessive noise (barking complaints)
Maintain current vaccination records
Notify management immediately of any bites or aggressive behavior
Do not leave pets unattended for extended periods

6. Consequences for Violations

Spell out what happens if the tenant violates the pet policy — warning, fine, pet removal requirement, or lease termination. This protects you legally.

Pet Addendum Template

PET ADDENDUM TO RESIDENTIAL LEASE This Pet Addendum is attached to and made part of the Lease Agreement dated [Date] between [Landlord/Manager Name] ("Landlord") and [Tenant Name(s)] ("Tenant") for the property at [Property Address]. APPROVED PET(S): Pet 1: Type: _____ Breed: _____ Name: _____ Weight: _____ Color: _____ Pet 2: Type: _____ Breed: _____ Name: _____ Weight: _____ Color: _____ FINANCIAL TERMS: ☐ Pet Deposit (refundable): $_____ per pet ☐ Monthly Pet Rent: $_____ per pet ☐ Non-Refundable Pet Fee: $_____ per pet TENANT AGREES TO: 1. Keep pet(s) current on all vaccinations and provide proof upon request 2. Keep dogs on leash in all common areas 3. Immediately clean up after pet(s) inside and outside the unit 4. Prevent excessive noise (barking, howling) that disturbs other residents 5. Not leave pet(s) unattended in the unit for more than 24 hours 6. Accept full financial responsibility for any damage caused by pet(s) 7. Not breed, foster, or temporarily house additional animals without written consent 8. Notify Landlord within 48 hours if pet bites or injures anyone VIOLATIONS: First violation: Written warning Second violation: $_____ fine Third violation: Pet must be removed within 14 days or Landlord may terminate lease LANDLORD RESERVES THE RIGHT TO: • Revoke pet privileges if the animal poses a danger or causes repeated disturbances • Deduct repair costs from the pet deposit for pet-related damage beyond normal wear • Require removal of any pet that becomes a nuisance Landlord Signature: ______________ Date: ______ Tenant Signature: ______________ Date: ______

Pet Screening: How to Vet Animals

Just like you screen tenants, screen their pets:

Pet application: Require photos, vet records, and previous landlord references
Third-party screening: Services like PetScreening.com provide a standardized pet profile and FIDO score
Interview: Ask about the pet's behavior, training, and history of damage
Insurance verification: For restricted breeds, require the tenant to carry renter's insurance with pet liability coverage

See our complete tenant screening guide for more on vetting applicants.

Insurance Considerations

Your landlord insurance policy may have breed restrictions or exclusions for pet-related liability. Before setting your pet policy:

Call your insurance agent and ask which breeds are excluded from liability coverage
Confirm your policy covers animal bite liability
Consider requiring tenants with large dogs to carry renter's insurance with at least $100,000 in pet liability
Document everything — photos at move-in and move-out to support any damage claims

Scale Your Property Management Business

Pet policies are just the beginning. The PropertyCEO Growth Playbook covers everything from pricing strategy to marketing — helping you grow from 20 to 200+ doors.

Get the complete playbook with 50+ templates → $197 (30-day guarantee)

State-Specific Pet Policy Considerations

State	Key Pet Policy Rules
California	Pet deposits must be included in total security deposit cap (2x rent unfurnished). No separate pet deposits allowed.
New York	NYC: If tenant openly keeps a pet for 90+ days without objection, pet is deemed allowed. Strict ESA protections.
Texas	No limits on pet deposits or fees. Landlord-friendly. Non-refundable pet fees allowed.
Florida	No limits on pet deposits. Non-refundable fees allowed. Can prohibit specific breeds.
Oregon	Non-refundable pet fees capped. Security deposit laws apply to pet deposits.
Washington	Non-refundable fees allowed. Pet deposits subject to security deposit laws. Strong ESA protections.

For more on state-specific landlord laws, browse our state-by-state property management guides.

FAQ

Can landlords charge a pet deposit?

Yes, most states allow refundable pet deposits of $200-$500 per pet. Some states (like California) include pet deposits in the overall security deposit cap. Always check your state's laws.

Can a landlord say "no pets allowed"?

Yes, for regular pets. But you must allow service animals and ESAs with proper documentation — these are not considered pets under the Fair Housing Act.

What's the difference between a service animal and an ESA?

Service animals are individually trained to perform tasks for disabled persons (ADA + FHA protection). ESAs provide emotional comfort through companionship (FHA protection only). Neither can be charged pet rent or deposits.

How much should I charge for pet rent?

$25-$75/month per pet is typical. The amount should reflect your market — higher in premium areas, lower in budget-friendly markets. Don't price yourself out of the pet-owner pool.

Can I restrict dog breeds?

Yes, for regular pets. Common restricted breeds include pit bulls, Rottweilers, German Shepherds, and Dobermans — usually driven by insurance requirements. You cannot restrict breeds for service animals or ESAs.