Tenants with pets usually stay longer (60%, according to a recent Zillow survey). However, pet damage can cost about $210 per tenancy.
When you look at the big picture, that’s not too bad, especially when you compare it to the cost of losing a tenant and finding a new one.
In this article, we will explain how to deal with rental property damage by a tenant’s pet and how to use a pet contract for rental property agreements so you won’t be stuck with a big repair bill.
Key takeaways:
- Tenants with pets typically cause 10–15% more damage than those without.
- Add a pet addendum to lease agreements for protection against damage caused by dogs or cats in a rental property or any other animals you allow renters to have.
- A pet damage clause for rental property leases should include rules for fees, tenant responsibilities, pet restrictions, insurance requirements, and penalties for non-compliance.
- Pet rent averages $25–$100 monthly and can bring in a steady income to offset wear and tear.
- Service animals and emotional support animals are not pets. Landlords cannot charge fees or deny them.
What is a pet damage clause for rental property?
A pet damage clause in your lease covers everything you expect from tenants with pets. A good pet clause will make the tenant formally accountable for any damage or loss caused by the pet.
It’s usually included in a pet addendum to the lease agreement, which spells out the rules in plain terms. The addendum can cover what types of pets are allowed, size or breed limits, and the number of pets a tenant can have.
Pets and renting can be a tricky combination without clear lease language. A tenant might say, “That carpet stain was already there,” and suddenly, you’ve got a dispute to deal with. Include pet agreements and deposits on your landlord checklist for new tenant move-ins.
Key components of a pet damage clause
Tenants with pets usually cause about 10% to 15% more damage than those without. It’s not a massive number, but it’s still worth planning for. A good pet damage clause should cover a few key things:
- Pet deposits or pet rent: If your state allows it, this helps cover extra cleaning or repairs. Think of it as your safety net.
- Insurance requirements: You can ask for renters’ insurance with pet liability coverage. It protects both you and the tenant if something serious happens.
- Pet responsibilities: Tenants should agree to clean up after their pets, manage noise, and ensure the animal doesn’t damage anything—inside or out.
- Restricted areas: You can mark certain spots off-limits, like shared yards, gardens, or carpeted rooms. Just make sure these rules are in writing.
- Inspection rights: Give yourself the right to inspect the property with proper notice, especially if there are complaints or concerns.
- Penalties for non-compliance: Set clear consequences for breaking the rules. In extreme cases, this could mean fees, losing part of the deposit, or even ending the lease.
It’s wise to attach the pet addendum as a separate document to the lease, especially if the tenant brings in a pet mid-lease. This way, you can have them sign a pet addendum at that time (instead of rewriting the whole lease).
Example of a pet damage clause
“Tenant is permitted to keep up to _____ pet(s) on the property, subject to landlord approval. Pets must meet size and breed guidelines as defined by the landlord. A pet deposit of _____ and a monthly pet rent of _____ apply. The tenant must maintain renters’ insurance with pet liability coverage of at least _____. Pets are not allowed in restricted areas such as _____. The tenant agrees to clean up after the pet, prevent nuisance behavior (e.g., noise, odor, aggression), and avoid property damage. The landlord may conduct inspections with _____ notice. Failure to comply may result in fines, removal of the pet, or termination of the lease.”
Why add a pet clause in lease agreements?
If you’re thinking about how to attract tenants, offering a clear pet policy is a great start. Here’s why it matters:
- It supports longer tenancies: Pet owners tend to stay put. They move less often because finding new places that allow pets is harder. That means fewer vacancies and lower turnover costs for you.
- It protects your investment: Pet damage can get expensive. Urine in the carpet or flooring can cost anywhere from $500 to $2,000 or more to fix. One landlord had to spend $2,500 just to undo the mess left behind by a few cats.
- It gives you legal protection: Pet-related issues are one of the top reasons landlords end up in legal disputes. With a pet clause, you’ve got written proof of the rules and a path forward if things go wrong.
Average pet damage cost for rental properties
| Pet | Common Issues | Damage Cost |
|---|---|---|
| Dogs | Chewing trim/blinds, scratching floors/doors, urine stains, digging, odor | $150 – $1,000+ |
| Cats | Scratching carpet/wood, urine odor, litter box stains, flea infestations | $150 – $1,500+ |
| Birds | Chewed trim, scattered droppings, dander buildup, water splashes | $50 – $300+ |
| Small mammals (hamsters, rabbits, ferrets) | Chewing cords/baseboards, cage urine stains, carpet damage | $50 – $300+ |
| Fish | Water damage from leaking/spilled aquariums | $200 – $1,000+ |
Pet rules to include in a rental agreement
Make sure your rental agreements include pet rules to protect your property and set expectations. Here are some common rules that landlords often include:
- Pet approval: All pets must be disclosed and documented in the lease with written approval from the landlord.
Required documents: Proof of vaccinations and local licensing may be required for dogs and cats. - Leashing requirements: Dogs must be leashed in all shared areas unless in a private fenced yard.
Breeding restrictions: The tenant may not breed the pet or allow it to reproduce. - Noise control: Barking, whining, or any noise that bothers neighbors should be addressed.
- Behavior expectations: Pets must not show aggressive behavior or bite anyone.
- Owner supervision: Pets should not be left alone for long periods.
- Legal compliance: The tenant must follow all local animal control and leash laws.
- Waste cleanup: Pet waste must be cleaned up promptly by the tenant.
- Flea control: In flea-prone areas, you might require regular flea treatment, especially for cats and dogs.
- Service visit safety: Tenants should either secure or remove pets during service visits. If a technician feels unsafe and cancels, the tenant may have to cover the rescheduling fee.
Always tailor your tenant screening questions to include your pet policy expectations.
Charging pet deposits and fees
Allowing pets in rentals can open the door to a larger pool of qualified tenants. Real estate pets allowed listings often lease faster than those that prohibit animals.
Let’s talk about some nuances related to pet-related charges and state regulations:
Types of pet-related charges
Landlords usually use one or more of these charges to help offset potential damage or extra wear and tear:
Pet deposit (refundable)
A pet deposit works like a regular security deposit but is set aside for pet-related damage. If the pet does not cause damage when the tenant moves out, you must return it.
Typical pet deposit amounts range from $100 to $500, depending on the type of pet and local standards. You can conduct a credit check on a tenant to help decide if a refundable pet deposit is enough of a safeguard. Here’s how to read a credit report.
In many states, you can’t lump this in with the general security deposit. It needs to be kept and tracked separately. And if the pet causes more damage than the deposit covers, you usually have to go after the tenant for the extra money instead of automatically pulling it from the regular security deposit.
Pet fee (non-refundable)
A pet fee is a one-time, non-refundable admission fee for the pet. It usually covers minor wear and tear or extra cleaning due to pets. Typical pet fees range from $100 to $300 per pet, but some landlords charge $500 or more for large animals.
Remember that high non-refundable fees can rub tenants the wrong way. Some may be less motivated to prevent damage since they know they won’t get the money back. That’s one reason many landlords lean toward refundable deposits instead.
Charging both a pet deposit and a non-refundable fee for the same pet is illegal or discouraged in some states. For example, Seattle allows up to a 25% pet rent deposit but prohibits additional pet fees on top of that. California effectively disallows non-refundable pet fees by requiring all deposits to be refundable.
Pet rent (recurring)
If you’re wondering, “Should I allow pets in my rental?” Consider the potential income from pet rent.
Pet rent is a monthly charge added to the tenant’s regular rent. In many markets, pet rent ranges from $25 to $100 per month per pet. It might not seem like much, but it adds up fast—$50 a month turns into $600 a year, which is like getting an extra month of rent.
It can be easier for tenants to budget a small monthly fee than a big upfront charge.
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State-specific regulations
In many states, like Texas, Florida, Georgia, and Illinois, landlords can set pet-related charges as long as they’re clearly stated in the lease. You can typically charge a refundable pet deposit, a non-refundable pet fee, and/or monthly pet rent.
Other states are more restrictive. For example, California and Massachusetts have strict rules: landlords can only charge one or two months’ rent in deposits, and non-refundable fees are not allowed.
In Colorado, a new law passed in 2023 limits pet deposits to $300 and pet rent to $35/month (or 1.5% of rent) to prevent excessive charges.
Service animal exceptions
Service and emotional support animals (ESAs) are not considered pets, so the usual pet rules don’t apply. That means no pet fees, deposits, or rent—even if your lease says “no pets.”
Under federal Fair Housing laws, landlords must make reasonable accommodations for tenants with disabilities who have assistance animals. If a tenant shows an ESA letter, you must allow the animal, even if you’d normally ban pets. You also can’t enforce breed or size restrictions like with regular pets.
You’re limited in what you can ask. At most, you can ask two things:
- Is this animal required due to a disability?
- What work or task has the animal been trained to perform?
Be aware that fake ESA letters are out there. If something feels off, you can still verify the legitimacy of the documentation through proper legal channels.
For ESAs, tenants must provide a valid letter from a licensed mental health professional. The letter should include the provider’s name, contact details, and license information.
You can verify the license number on your state’s licensing board website to check if the therapist is active and legitimate. Following up with the provider to confirm they wrote it is also okay.
What should a landlord do for an unauthorized pet lease violation?
A common lease violation occurs when a landlord doesn’t allow pets, but the tenant brings one anyway. Before taking action, take a step back and follow a process. Here’s how to handle it correctly.
Review the lease agreement
Start by going back to the lease. Look for anything related to pets—does it say they’re not allowed, or is written permission required? If the tenant didn’t follow that, you’re dealing with a lease violation.
Also, check what the lease says about how violations are handled. It may include notice requirements or steps to cure the problem.
If the lease doesn’t mention pets, a tenant might be allowed to have a pet by default since it wasn’t clearly forbidden. That said, even if pets aren’t banned outright, you can still object if the animal damages property or creates a nuisance under general lease rules.
Document the violation
During inspections, tenants may sometimes hide pets, so gather clear, documented evidence. Here are some valid ways to document the presence of an unauthorized pet:
- A photo taken by you or a maintenance tech showing the pet in the unit.
- A neighbor’s written or emailed complaint about noise or repeated pet sightings.
- Visible pet items during a visit—like a food bowl, pet bed, litter box, or leash.
- Notes from pest control, contractors, or repair workers who saw a pet during a service visit.
- Your own photo or observation (e.g., spotting a cat in the window or a dog in the yard).
- A signed statement from a neighbor who has seen the pet regularly.
Always respect tenant privacy. You can’t barge in unannounced or search the unit looking for pets. But if something’s visible during a lawful visit or another person reports it, that’s fair game.
Notify the tenant
Once you’ve confirmed an unauthorized pet, the next step is to send the tenant a formal written notice. Keep it clean and professional.
The notice should:
- Reference the specific lease clause being violated.
- State that you’ve become aware of an unauthorized pet on the property.
- Explain that this is a breach of the lease agreement.
- Include a deadline for the tenant to resolve the issue (usually by removing the pet or requesting permission).
- Warn that if the tenant doesn’t comply, it may lead to lease termination or eviction proceedings.
Offer a resolution
Sometimes, the smartest move isn’t eviction—it’s working things out. If the tenant has otherwise been responsible, you might legitimize the pet instead of starting over with a new renter.
You can offer to update the lease retroactively with a pet agreement for rental property. Basically, you’re saying:
“We can amend your lease to allow the pet, as long as you:”
- Pay a pet security deposit of $____ or a non-refundable pet fee of $____,
- Begin paying pet rent of $____ per month,
- Follow all standard pet rules (no damage, no noise, no aggressive behavior, etc).
Provide a signed pet permission letter from the landlord as a formal record. A lease renewal with a rent increase might reflect the added wear and tear. If you choose that route, the tenant may remove the pet, give it to someone else, or decide to move out. It’s not always easy, but being firm and fair can go a long way.
If the unauthorized pet is something like a service animal, claim the tenant never told you about it, and handle that as an accommodation request, not a violation, until proven otherwise.
Enforce penalties
If your lease includes penalties for unauthorized pets, you’re within your rights to apply them. Just stick to what was agreed in the lease. You can’t make up new fines after the fact unless your state’s laws specifically allow it.
Some leases include a one-time fine (commonly $100–$300) or a daily charge for each day the pet remains after notice.
If the tenant removes the pet quickly and cooperates, you might waive part of the fee—that’s totally up to you. Just make sure to document any waiver in writing. That said, you shouldn’t waive actual damages to the property.
Follow legal procedures
If the tenant ignores your notice and doesn’t remove the pet or come into compliance by the deadline, a lease termination letter may be necessary. Depending on your state’s laws, this usually means moving forward with a lease termination notice or a notice to quit.
In some states, the original cure notice (the one asking the tenant to fix the violation) also acts as the termination notice if they don’t comply. In others, like Connecticut, you must send a second notice to quit after the deadline.
Prevent future violations
To avoid these headaches down the road, a few proactive steps can help:
- Consider allowing pets with proper terms rather than banning them outright. A strict no-pet policy sometimes leads to more rule-breaking than clear guidelines.
- Let tenants know that routine inspections are part of your process. Just the knowledge that checks happen can discourage sneaky behavior.
- If you really want a pet-free building, screen tenants carefully. Ask directly if they have or plan to have pets, and verify during showings or move-ins.
- Before allowing a pet, use a tenant screening checklist to review the tenant’s history and references. The best tenant screening services can reveal prior evictions related to pets or lease violations.
If the rental background check shows eviction due to pet-related problems, be cautious.
Pet rental property agreement samples
Short pet rental property agreement sample
This agreement is an addendum to the lease dated ____________.
- Tenant(s): _________________________
- Property Address: _________________________
- Pet Details:
Type: __________ Breed: __________ Weight: _________
- Fees and Deposits:
Non-Refundable Pet Fee: $______
Refundable Pet Deposit: $______
- Rules:
Tenant must clean up after the pet and ensure no property damage
Pets must be vaccinated and not exceed a weight of _____ lbs.
Aggressive breeds are prohibited.
Signatures:
Landlord: _______________________ Date: ____________
Tenant: _________________________ Date: ____________
Advanced pet agreement for rental property
This Pet Agreement (“Agreement”) is made and entered into on this ___ day of __________, 20, by and between:
Landlord/Property Manager:_______________________________
Address: __________________________________________________
Phone: ___________________________________________________
Email: ____________________________________________________
Tenant(s):_____________________________________________
Rental Property Address: ___________________________________
This Agreement is an addendum to the Residential Lease Agreement dated __________, 20, between the parties for the property described above. It outlines the terms and conditions for keeping pets on the premises.
Approved Pets
- Type of Pet(s): _________________________________________
- Breed(s): _____________________________________________
- Weight(s): ____________________________________________
- Number of Pets Allowed: ________________________________
- Pet’s Name(s): _________________________________________
Only the above-described pet(s) is/are permitted on the property.
Pet Fees and Deposits
- Pet Security Deposit: $____________ (Refundable upon satisfactory inspection of the property at move-out).
- Pet Fee: $____________ (Non-refundable).
- Weight(s): ____________________________________________
- Monthly Pet Rent: $____________ (if applicable).
Tenant Responsibilities
- Care and Maintenance: Tenant must ensure the pet is well-cared for and does not create nuisances, such as excessive noise or property damage.
- Waste Disposal: Tenant is responsible for promptly removing and properly disposing of all pet waste.
- Supervision: Pets must be supervised and leashed in common areas. Pets are not allowed to roam freely outside designated areas.
- Vaccination and Health: Tenant must keep pets current on vaccinations and provide proof upon request.
Property Protection
- Pet Damage: Tenant is financially responsible for any damage caused by the pet, including scratches, stains, or odors. Repair costs may be deducted from the deposit.
- Restricted Areas: Pets are not permitted in restricted areas, such as shared facilities or landscaped areas.
- Supervision: Pets must be supervised and leashed in common areas. Pets are not allowed to roam freely outside designated areas.
- Vaccination and Health: Tenant must keep pets current on vaccinations and provide proof upon request.
Prohibited Pets
- Aggressive breeds or exotic animals are not allowed. Prohibited pets include (list breeds or species, if applicable): _______________________. .
Violations and Remedies
- Unauthorized pets or failure to comply with this Agreement constitutes a lease violation and may result in penalties, including fines, removal of the pet, or eviction.
Indemnification
Tenant agrees to indemnify and hold the landlord harmless from any liability, claims, or damages caused by the pet, including injuries to third parties.
Additional Terms
Any additional terms related to pets: ___________________________________.
Acknowledgment and Signatures
By signing this Agreement, the Tenant agrees to the terms and conditions outlined above.
Landlord/Property Manager Signature:
_______________________________ Date: ______________
Tenant Signature(s):
_______________________________ Date: ______________
_______________________________ Date: ______________
This Pet Agreement ensures transparency and minimizes misunderstandings, protecting both the landlord’s property and the tenant’s right to keep pets responsibly.
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FAQs
A typical pet deposit ranges from $200 to $500 per pet, depending on the location, pet type, and property condition. Some landlords charge more for large dogs or multiple pets. In states with security deposit limits (like California or Massachusetts), the pet deposit may need to be included in the total allowed deposit.
No, landlords are generally allowed to refuse pets unless the animal is a service animal or an emotional support animal (ESA). Those are not considered pets under federal Fair Housing laws, so landlords must accommodate them, even with a "no pets" policy.
Yes, pet fees are legal in most states if they are clearly disclosed in the lease. However, a few states, like California and Massachusetts, do not allow non-refundable fees, including pet fees. In those places, landlords can charge a refundable pet deposit or monthly pet rent instead.
Standard landlord insurance policies do not cover pet damage like scratched floors, chewed doors, or urine stains. These are considered part of normal wear and tear or tenant responsibility. However, liability coverage may apply if the pet injures someone on the property, though many insurers exclude certain breeds.
In most cases, the tenant is responsible if their dog bites or injures someone. A landlord could only be held liable if they knew the dog was dangerous and did nothing to remove it. Use lease agreements with pet rules, requirements, fees, and penalties clearly outlined so you have something in writing in case you need to take legal action.
Yes, depending on your lease, a dog can visit a rental property. If your lease has a strict no-pets policy, even short visits may violate it. Some landlords are okay with occasional pet visitors (like a friend's dog for the weekend), but others are not. Decide whether you should allow pets in your rental property then outline pet policies in your lease agreement to make the rules official.
In most cases, rental properties cannot deny an emotional support animal (ESA) if the tenant has a valid ESA letter from a licensed mental health professional.
Under the Fair Housing Act (FHA):
- Landlords must make reasonable accommodations for tenants with disabilities, which includes allowing an emotional support animal—even in buildings with a “no pets” policy.
- The ESA does not need to be specially trained like a service dog.
- Landlords cannot charge pet fees or deposits for an ESA.
There are some exceptions where a landlord may legally deny an emotional support animal:
- Undue financial or administrative burden: If accommodating the ESA causes a significant burden for the landlord.
- Threat to health or safety: If the specific animal poses a direct threat to others (e.g., has a history of aggressive behavior).
- Property damage or disruption: If the animal is causing significant damage or excessive disturbances.
You can ask for written documentation from a licensed mental health professional stating the tenant’s need for the ESA.
