Pet Agreements: Deposits, Fees and Rules Between Landlords and Tenants

Many landlords allow pets only with a written pet agreement. The document records the animal, the rules and who pays for damage, which helps both sides avoid disputes at move-out.

What a pet agreement usually covers

• A description of each animal: type, breed, age, weight and vaccination status.
• A pet deposit, a one-time pet fee or monthly pet rent, if the landlord charges them.
• Rules on noise, leashes, waste cleanup and areas where animals are not allowed.
• Responsibility for damage, odors and pest treatment.
• What happens if the animal is removed or the rules are broken.

Deposit, fee or pet rent?

A pet deposit is normally refundable, minus damage. A pet fee is usually non-refundable. Pet rent is a recurring charge. Some states cap deposits or restrict non-refundable fees, so check your state's rules before agreeing to one.

Assistance animals are different

Service animals and emotional support animals are generally treated as assistance animals under fair housing rules rather than pets, and pet fees and breed limits often do not apply. See our guide to emotional support animals and pets in rentals.

Tips for tenants and landlords

1. Put every pet in writing, including ones you plan to adopt later.
2. Photograph the unit at move-in so pre-existing wear is clear.
3. Check whether renters insurance covers pet liability.
4. Ask whether the HOA or building has its own breed or size limits.
5. Keep a signed copy of the agreement with the lease.

What landlords worry about

Landlords who accept pets are usually concerned about damage, noise, odors, allergies for later tenants and injuries to people or other animals. A pet agreement turns those worries into specific rules and responsibilities. For tenants, it is a chance to show that you are a responsible owner, and a way to get written permission instead of relying on a verbal okay that may be forgotten.

Documents that help your application

• Vaccination and licensing records.
• A photo and description of the pet.
• A reference from a previous landlord about the animal.
• Proof of training or obedience classes.
• Renters insurance with pet liability coverage.
• A pet resume with feeding, exercise and care plans.

Terms to negotiate

1. The number, type, size and breed allowed, subject to fair housing and local law.
2. Pet deposit, fee or monthly pet rent, and which are refundable.
3. Rules for noise, waste, leashes and common areas.
4. Responsibility for damage and pest control.
5. Process if the pet causes problems or the landlord receives complaints.
6. What happens when the pet dies or leaves.

Roommates and shared pets

If roommates keep pets, decide in writing who is responsible for each animal, what happens if a roommate moves out and whether the deposit covers all pets. The landlord may require every tenant on the lease to be responsible for pet-related damage. See our guide to roommate agreements.

Breed restrictions and insurance

• Some landlords and insurers restrict certain breeds.
• Some states or cities limit breed-specific bans.
• Ask whether the building's insurance policy affects pets.
• Consider your own renters insurance with pet liability coverage.
• Assistance animals are covered by different rules. See our emotional support animal guide.

Terms to know

• Pet deposit: a refundable amount for pet damage.
• Pet fee: a nonrefundable charge.
• Pet rent: a monthly charge.
• Assistance animal: an animal helping a person with a disability.
• Breed restriction: a limit on certain breeds.
• Pet addendum: a document added to the lease.

Checklist for tenants

1. Ask for the pet policy before applying.
2. Prepare vaccination and license records.
3. Get the pet agreement in writing.
4. Photograph the unit before the pet arrives.
5. Buy renters insurance with pet liability.
6. Respect noise and waste rules.

Frequently asked questions