Allowing pets can help fill vacancies and boost rent, but it also brings added risk. Well-crafted pet policies—and clear, compliant fee structures—are essential for reducing liability and protecting your property. Here’s how to set up and enforce pet policies the right way.
Key takeaways
- State law limits what can be charged as “pet rent,” “pet deposits,” and “pet fees.” Service and emotional support animals are never “pets.”
- Clear, signed pet agreements—covering breed/size limits, insurance, and rules—protect you from damages and disputes.
- Using digital pet addendums in your property management system makes policy enforcement and renewal much easier.
Pet Fees, Deposits, and “Pet Rent”
- Pet deposit: In Oregon and California, this is part of the total security deposit and counts toward state deposit caps (usually 1–2 months’ rent, depending on state).
- Pet fee: Non-refundable fees are generally not allowed in Oregon. In California, any non-refundable fee is risky and discouraged. Always check local ordinances.
- Pet rent: Ongoing monthly charges are legal in most places, but must be clearly stated in the lease/addendum and must not be used to evade rent control or deposit limits.
Chez‑Moi Landlord Feature: Add and track pet rent, deposits, and policy renewals per unit—automatically flagged if a tenant tries to add an unapproved animal.
What to Include in a Pet Policy
- Permitted and prohibited breeds/species, weight limits, and maximum number of animals
- Required vaccinations, licensing, and liability insurance for certain breeds
- Cleaning and damage responsibilities (including carpet, odor, landscaping, etc.)
- Rules for guest pets, visiting animals, and common areas
- Procedure for complaints, violations, and possible lease termination
Service & Emotional Support Animals (ESAs)
Both federal and state law treat service animals and ESAs differently from pets. You may not charge pet fees, deposits, or higher rent for a verified assistance animal—but you can require documentation and must enforce behavior rules.
- Request valid documentation if not obvious (do not require details about the tenant’s disability).
- Service and support animals must comply with all standard health and safety rules.
- Excessive damage or nuisance remains the tenant’s responsibility.
Enforcement and Risk Management
- Require all tenants to sign a pet addendum before allowing animals on the property.
- Regularly inspect for unauthorized pets using move-in, renewal, and maintenance visits (document everything).
- Use your property management software (Chez‑Moi) to track approved animals, deposit status, and renewal dates.
- Promptly enforce all rules—allowing exceptions sets a precedent and weakens your policy.
Landlord Tip: Periodically require updated vet records and re-signing of the pet policy to keep records current.
Warning: Improper or inconsistent enforcement of your pet policy can invalidate your rights to collect for damages later.[1]