Understanding Pet Deposits: A Comprehensive Guide for Rental Property Owners

Explore essential elements related to pet deposits, rental laws, fees, and rent in the context of rental properties, and acquire effective tactics for property owners.

Katie McCann
Last Updated
November 23, 2023
Understanding Pet Deposits: A Comprehensive Guide for Rental Property Owners

As a seasoned rental property owner, you understand that accommodating renters with pets can significantly expand your pool of potential tenants. However, protecting your property from animal damage can be challenging.

Effective management of pet deposits acts as a financial safety net against damages beyond normal wear and tear. Including separate pet deposit policies in lease agreements, especially in different lease types like month-to-month or lease extensions, is a smart move for comprehensive property management.

This guide combines legal insights, policy strategies, and an understanding of pet-owning tenants' needs. We'll explore the complexities of non-refundable pet fees and pet deposits, as well as the handling of pet-related damages.

Pet-related terms in rental agreements

In the world of rental properties, terms like pet deposits, pet fees, pet rent, and pet addendums are often confused. Understanding each of these concepts ensures smooth transactions and clear expectations between landlords and tenants when it comes to pet-friendly rentals.

Pet deposits / Pet security deposits

These synonymous terms refer to a refundable sum that landlords typically charge at the start of the lease as a financial safety net against any damage the pet might cause. It's akin to a traditional security deposit but specifically for pets.

For example, a tenant might pay a $500 pet deposit when they move in with their pet. If there’s no pet-related damage at the end of the lease, this deposit would be fully refunded.

Pet fees

A pet fee is a non-refundable charge that a landlord collects from a tenant for keeping a pet in the rental property. This one-time fee is not linked to any potential damages caused by the pet. Instead, it's more of a privilege fee for allowing a pet on the premises.

Note that some state laws do not permit security deposits to be used for pet-related damage if they charge pet fees.

Pet rent

Pet rent is a recurring monthly fee charged in addition to regular rent. Unlike pet fees, monthly pet rent compensates the landlord for the potential extra wear and tear a pet may cause over time. Property owners charge pet rent to acknowledge the ongoing presence of a pet, usually in the form of a small, fixed amount.

Pet addendum

The pet addendum is a legal document added to a lease agreement which outlines the specific terms, conditions, and rules regarding keeping a pet in the rental property. This addendum includes details such as the type and number of pets allowed, any additional fees or deposits required, restrictions on pet size or breed, and the tenant's responsibilities for pet or service animal-related damages or disturbances. The consequences for violating this lease should be explicit.

It's prudent to stay informed about the legalities surrounding pet fees and deposits in your jurisdiction, as regulations can vary. Making informed decisions regarding additional pet deposit policies can also be part of a broader strategy to minimize tenant turnover.

Pros and cons of pet deposits

Here are the pros and cons of implementing pet deposits in rental properties:


  • Financial buffer for damages: Pet deposits provide a reserve to cover potential pet-related damages, ensuring that you don't have to use your profits for repairs.
  • Tenant accountability: With a pet deposit at stake, tenants are likely to maintain their living spaces better, potentially reducing the likelihood of damages.
  • Risk management: Pet deposits act as a risk management tool, helping to balance the risks involved in allowing pets on your property.
  • Flexibility in policy crafting: You have the flexibility to set the terms of the pet deposit, such as making it refundable or adjusting the amount, to find a balance that works for both you and the tenants.
  • Enhanced appeal for pet owners: By allowing pets and having a clear pet deposit policy, your property can appeal to a broader range of tenants, including pet owners who are often in search of accommodating rentals.


  • Potential deterrent for pet owners: Expensive pet deposits, especially if non-refundable or coupled with pet rent, might dissuade pet owners from renting your property.
  • Legal and regulatory challenges: There may be legal limitations on the amount you can charge, and varying state laws might complicate the process.
  • Administrative overhead: Managing pet deposits requires additional administrative work, including tracking, documenting, and potentially refunding these deposits.
  • Risk of disputes: Pet deposits can lead to disputes at the end of the tenancy over what constitutes normal wear and tear versus pet damage, potentially leading to strained tenant relationships.

Laws surrounding charging for pets

Federal regulations and state laws dictate the acceptable charges for housing pets, so be sure to refer to your local laws when approaching the issue of pet deposits.

One nationally recognized law that property managers must keep in mind is that service animals and emotional support animals are not considered pets under the law, and as such, landlords cannot charge any pet-related fees for them. For non-service animals, clearly define the terms and conditions for housing them in the lease's pet policies and addendums, including any additional fees or deposits required.

As you refine your lease agreements to include pet policies, you may also want to brush up on best practices regarding lease extensions and handling lease violations. Knowing how to handle a lease break or the intricacies of a month-to-month lease agreement concerning pet-friendly rentals can save you time and money.

Federal and state laws affecting pet deposits and fees

There are several legal frameworks to consider when it comes to integrating pet deposits into your rent collection strategy:

  • The Fair Housing Act: The Fair Housing Act guards tenants with disabilities against discrimination. The act includes provisions for service animals, preventing rental property owners from charging separate pet deposits or additional pet rent payment fees. Rental property owners should familiarize themselves with the specifics, which are detailed in this guide on accepting emotional support animals.
  • State regulations: Each state has its own set of rules that may limit what you can charge for pet deposits. For example, in states like California, there's a cap on the total amount landlords can charge for deposits, typically limited to one or two months' rent. This includes all types of deposits combined, such as a security deposit and a separate pet deposit. The cumulative sum of these deposits, regardless of their specific labels (like pet fee, cleaning fee, etc.), must not exceed the state's specified limit.
  • Local landlord-tenant laws: Beyond state regulations, local ordinances, such as those in California, might impose further constraints or stipulations that you'll need to adhere to. This can range from the amount charged to specific pet policies.
  • Addressing pet-related damages: Pet deposits serve as a financial buffer for damages that pets may cause, which go beyond normal wear and tear. As a rental property owner, you need to differentiate between standard security deposits and pet-specific deposits to ensure proper fund allocation for potential repairs. It's advisable to maintain a detailed itemized list of any such damages as a best practice for documentation.

Familiarizing yourself with your state's specific laws and consulting resources such as the Humane Society can provide further clarity.

Implementing pet policies in rental agreements

Incorporating pet policies into lease agreements involves balancing tenant needs with property protection. A well-crafted pet policy includes specifics about pet deposits and fees, aligning with housing regulations and ensuring transparency.

When drafting a policy, be sure to understand the legal distinctions between regular pets and assistance or emotional support animals — the latter have different rights and require reasonable accommodation, even in no-pet properties.

Tips for incorporating pet deposits, fees, or rent into lease agreements:

  • Determine and document the pet deposit amount. Decide if this will serve as a refundable security against possible damages or as a non-refundable fee.
  • Set forth any monthly pet fees, distinguishing them from regular rent payments. These fees are recurring expenses that tenants with pets are responsible for, and they should be outlined as such in the lease.
  • Implement pet size and breed policies, such as restrictions on large dogs, to ensure the suitability of pets for the rental space.
  • Establish criteria for pet behavior and stipulate repercussions for any breaches of these terms.

These steps protect your investment and provide clear guidelines.

Pet damage: What landlords need to know

You can maintain the condition of your property and mitigate the financial impact of any pet-related wear and tear by staying vigilant and taking precautionary steps.

When tenants have pets, rental property owners must be ready to address the variety of damages that can arise. Experienced investors understand that pet-related wear and tear extends beyond the occasional scratch or stain, potentially affecting the property's value and appeal.

Here are common pet-induced damages and how to manage them effectively:

  • Scratched surfaces: Constant clawing can leave marks on flooring, doors, and window sills. Consider durable materials or add protective barriers as a preventative measure.
  • Stained carpets: Pet accidents may cause lingering odors and discoloration. High-quality cleaning solutions or professional carpet cleaning might be necessary to restore the carpet's condition.
  • Chewed fixtures: Items like wooden baseboards, furniture, and blinds can become a pet's chew toy. Regular inspections can help you catch and address such damage early.
  • Damaged landscaping: Vigilant pet supervision and designated play areas can mitigate a pet's impact on gardens and lawns.

You might need to take further steps, such as breaking a lease early or addressing lease violations, in instances where pet damage is severe. Always refer back to your state and local laws and regulations before taking action.

Strategies to minimize pet-related damages

Taking proactive steps to mitigate pet-related damages can save you time and money, while also keeping a harmonious relationship with your tenants.

  • Regular property inspections allow you to catch minor issues before they become costly repairs. Consider scheduling these alongside routine maintenance checks.
  • The use of pet-friendly materials in your property, such as scratch-resistant flooring or high-durability paint, can be a wise investment, reducing wear and tear over time.
  • Encouraging or providing access to pet training resources for tenants can also go a long way in preventing destructive behavior.

As a rental property owner, you should meticulously document all incidents of pet damage. This record-keeping is instrumental when calculating repair costs and addressing them within the lease's parameters.

Is a pet deposit right for your rental property?

Navigating the intricacies of pet deposits is a nuanced aspect of rental property management that can help you shield your investment from undue wear and tear.

As you strive to balance the preservation of your property with the preferences of tenants who own pets, remember that diligence in these areas can enhance the longevity and profitability of your real estate venture.

For rental property owners seeking insights on lease agreements and tenant management, including lease extensions, early termination, and understanding lessee and lessor roles in pet-friendly apartments, visit Azibo. Our resources will help you make informed decisions that support your investment goals while keeping pet-owning tenants happy.

Pet deposit FAQs

In what situations can a landlord legally withhold part or all of a pet deposit after a tenant moves out? And are pet deposits refundable?

A landlord can legally withhold part or all of a refundable pet deposit if there's evidence of pet-related damage exceeding normal wear and tear. This includes significant property damage like scratched floors, damaged blinds, or torn carpets directly attributable to the tenant's pet.

How does pet liability insurance work for renters, and can it replace the need for a pet deposit?

Pet liability insurance for renters covers damages or injuries caused by a pet to third parties or to a property. While it provides financial protection similar to a pet deposit, it doesn't replace the need for one. Landlords may still require a pet deposit to cover potential damages to the rental property that aren't covered by the insurance policy.

Are there any tax implications for landlords when collecting pet deposits, pet fees, or pet rent?

Yes, there are tax implications for landlords. Pet deposits are not considered income and thus not taxable. However, non-refundable pet fees and pet rent are considered additional income and must be reported on tax returns. Consult with a tax professional for specific guidance.

How can landlords fairly assess pet-related wear and tear versus damage that exceeds normal wear and tear?

Landlords can fairly assess pet-related wear and tear by comparing the property's condition at move-in and move-out, using a detailed checklist and photographs. Normal wear and tear might include minor scuffs or fading, while excessive damage refers to more severe issues like deep scratches on floors, chewed fittings, or stained carpets. Regular property inspections can also help in making this assessment.

Important Note: This post is for informational and educational purposes only. It should not be taken as legal, accounting, or tax advice, nor should it be used as a substitute for such services. Always consult your own legal, accounting, or tax counsel before taking any action based on this information.

Katie McCann

Katie is a seasoned freelance writer specializing in SEO with a passion for educating others. As she's grown her own site, she's mastered keyword research, content creation, and trend analysis. Leveraging her extensive renting experience, Katie offers unique insights into the rental property sector, producing content that connects with both landlords and tenants. Beyond SEO, her knowledge spans e-commerce and blogging, highlighting her commitment to excellence.

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