Roughly 70% of renters own a pet. If you’re rejecting all pet owners outright, you’re shrinking your applicant pool dramatically — and probably leaving money on the table. But saying “sure, bring your dog” without a clear policy is how you end up with chewed-up baseboards and no recourse.
A solid pet policy protects your property, sets clear expectations, and can actually generate additional income. Here’s how to build one that works.
Decide What You’ll Allow
Before you write a single clause, figure out where your boundaries are. Common restrictions include:
- Species: Dogs and cats are standard. Fish and small caged animals (hamsters, guinea pigs) are low-risk. Reptiles, exotic birds, and anything venomous? That’s your call, but your insurance company may have opinions.
- Breed restrictions: Some landlords restrict breeds commonly flagged by insurance providers (pit bulls, Rottweilers, German Shepherds, etc.). Check with your insurer — if your liability policy excludes certain breeds, allowing them creates a coverage gap.
- Size and weight limits: A 25-pound weight cap is common, though it’s somewhat arbitrary. A 60-pound Labrador is often less destructive than a 15-pound terrier. Consider the actual layout of your unit. A 900-square-foot apartment with hardwood floors has different tolerances than a house with a fenced yard.
- Number of pets: One or two is typical. More than that and you’re approaching a different level of wear and tear.
Put thought into this. A policy that’s too restrictive turns away good tenants. One that’s too loose gives you no leverage when problems arise.
Pet Deposits vs. Pet Fees vs. Pet Rent
These three things are different, and the distinction matters legally.
Pet Deposit
A refundable amount held to cover pet-related damage beyond normal wear and tear. This works like a standard security deposit but is specifically earmarked for pet damage. Some states roll pet deposits into the overall security deposit cap — meaning if your state limits deposits to one month’s rent, you can’t charge a full security deposit plus a pet deposit on top of it. Check your state law.
Pet Fee
A one-time, non-refundable charge for allowing a pet on the premises. Think of it as an upfront cost to offset the increased risk. Typical range: $200–$500. Not all states allow non-refundable fees, so again — verify your local regulations before charging one.
Pet Rent
A recurring monthly charge, usually $25–$75 per pet. This is straightforward additional income that compensates for the ongoing wear pets cause. It’s generally the easiest to implement and the least legally complicated.
The smart move: Many landlords use a combination — a pet deposit plus monthly pet rent. This gives you both a damage safety net and consistent income to offset maintenance costs.
What Your Lease Needs to Say
A verbal “pets are fine” agreement is worthless when you’re staring at $2,000 in carpet damage. Your lease (or a pet addendum attached to the lease) should explicitly cover:
- Approved pets: List the specific animal(s) by name, breed, weight, and age. “One dog” is vague. “One spayed female Beagle mix named Rosie, approximately 30 lbs” is enforceable.
- Financial terms: Spell out the pet deposit amount, pet fee, and/or monthly pet rent. State whether deposits are refundable and under what conditions.
- Tenant responsibilities: Waste cleanup, leash requirements in common areas, flea and tick prevention, vaccination records, noise control. Be specific.
- Liability: State that the tenant is liable for any injury or property damage caused by their pet, to other tenants, guests, or the property itself.
- Unauthorized pets: Define the consequence for bringing in a pet not listed on the lease. Common approaches include a lease violation fee, requirement to remove the animal within a set timeframe, or treating it as a lease breach.
- Right to revoke: Include a clause that allows you to require removal of a pet if it causes repeated disturbances, damage, or safety concerns — with a defined process and timeline.
A pet addendum is usually cleaner than burying pet terms in the main lease. It’s easier to update, and it forces the tenant to sign off on the pet-specific rules separately.
Service Animals and Emotional Support Animals
This is where landlords get into legal trouble. Under the Fair Housing Act, service animals and emotional support animals (ESAs) are not pets. You cannot charge pet deposits, pet fees, or pet rent for them. You cannot deny them based on breed, size, or weight restrictions, and you cannot deny them even if you have a no-pet policy.
You can request documentation — a letter from a licensed healthcare provider for ESAs, or confirmation of disability-related need. But be careful. HUD has cracked down on landlords who set unreasonably high documentation bars. Stick to what’s legally required, and if you’re unsure, consult a local attorney before denying any accommodation request. The fines for Fair Housing violations are not small.
Practical Tips From Experience
A few things that save headaches down the road:
- Do a pet screening. Services like PetScreening.com give you a standardized way to evaluate animals and verify ESA documentation. It adds a layer of protection.
- Photograph everything at move-in. Document the condition of flooring, doors, trim, and yards before the pet moves in. This is your baseline for damage claims later.
- Schedule mid-lease inspections. With proper notice (check your state’s requirements), periodic inspections let you catch damage early before it compounds.
- Price pet rent into your overall rent analysis. If market rent for a unit is $1,200 and you’re charging $50/month in pet rent, make sure you’re still competitive at $1,250 total. Don’t price yourself out of the market over a cat.
A clear pet policy isn’t about being the “cool landlord” or the strict one — it’s about removing ambiguity. When tenants know exactly what’s expected and what it costs, everyone has fewer surprises. Write it down, attach it to the lease, and enforce it consistently. If you’re managing multiple units and juggling different lease terms, keeping track of which tenants have pets, what they’re paying, and when deposits are due gets complicated fast. Create a free DoorLedgers account to keep your leases, charges, and property details organized in one place.