Creating a Pet Policy for Your Rental Property
Over two-thirds of American households own at least one pet. Landlords who refuse all pets are limiting their applicant pool significantly and potentially losing reliable, long-term tenants. A well-crafted pet policy lets you welcome pet owners while protecting your property from damage.
Why Allow Pets at All
Pet-friendly rentals attract more applicants, reduce vacancy periods, and often command higher rents. Tenants with pets tend to stay longer because finding pet-friendly housing is difficult, which means lower turnover costs for you. The key is not whether to allow pets but how to structure the policy so it works for everyone.
Setting Pet Restrictions
A good pet policy defines exactly which animals are welcome and under what conditions. Consider including these restrictions:
- Species allowed (dogs, cats, small caged animals, fish)
- Breed restrictions based on insurance requirements
- Weight limits, commonly set between 25 and 75 pounds
- Maximum number of pets per unit
- Age requirements (some landlords require pets to be at least one year old)
- Spay and neuter requirements
- Vaccination and licensing documentation
Be careful with breed restrictions. While some insurance policies require them, overly broad breed bans can alienate responsible dog owners and may face legal challenges in some municipalities.
Pet Deposits and Pet Rent
There are two main financial tools for managing pet-related risk. A pet deposit is a one-time refundable payment that covers potential pet damage, separate from the standard security deposit. Pet rent is an additional monthly charge, typically $25 to $75 per pet, that compensates for the additional wear pets cause.
Some states have specific rules about whether pet deposits count toward the total security deposit cap. Check your state law before structuring these charges. Non-refundable pet fees are prohibited in some states, so verify what is allowed in your jurisdiction.
Service Animals and Emotional Support Animals
Federal fair housing law requires landlords to make reasonable accommodations for tenants with disabilities, including allowing service animals and emotional support animals regardless of any no-pet policy. You cannot charge pet deposits, pet rent, or pet fees for these animals. You can request documentation from a licensed healthcare provider for emotional support animals, but you cannot require it for trained service animals.
### What You Can and Cannot Ask
You may ask if the animal is required because of a disability and what task the animal performs. You may not ask about the nature of the disability, require the animal to wear a vest or ID, or demand specific training certifications.
The Pet Agreement Addendum
Document your pet policy in a formal addendum to the lease agreement. This addendum should include a description of the approved pet, all financial terms, behavioral expectations, cleanup requirements, and liability provisions. Both the landlord and tenant should sign the addendum.
Enforce Consistently
Apply your pet policy uniformly to all tenants. Selective enforcement creates legal liability and tenant resentment. If a pet causes repeated disturbances or documented damage, follow the same violation and notice procedures you would for any other lease breach.
Create Your Pet Addendum With LeaseWise
LeaseWise includes a pet addendum template that covers all the essential terms and complies with your state's regulations. Add it to any lease agreement in minutes and ensure your pet policy is both welcoming and protective.