Best Practices for Managing Tenants With Pets

27 May 2025

Let’s be real—people love their pets like family. And as a landlord, it’s in your best interest to figure out how to roll with it instead of fighting the inevitable. Allowing pets can open up your rental property to a larger audience, increase tenant retention, and even put extra cash in your pocket. But it can also come with scratches on the floor, unexpected odors, and a chewed-up doorframe (thanks, Max the Lab).

So how do you manage tenants with pets without feeling like your property is turning into a zoo? Buckle up, because we're diving into the best practices that will save your sanity and keep both your tenants and their furry companions happy.

1. Set Clear Pet Policies From Day One

Don't wait until Fluffy has already moved in to figure out your pet policies. Lay everything out clearly in your lease agreement. This will protect you, your property, and even your tenants by setting expectations upfront.

What to Include in a Pet Policy:

- Types of pets allowed (dogs, cats, birds, etc.)
- Breed and size restrictions (if any)
- Maximum number of pets per unit
- Pet deposit and/or monthly pet rent
- Behavioral expectations (no excessive noise, aggressive behavior, or property damage)
- Consequences for violating pet policies

Spell it out like you're talking to a five-year-old—because trust me, people will test the limits if things are vague.

2. Charge a Pet Deposit or Pet Rent (or Both!)

Let’s be honest—pets can cause damage. Accidents happen, claws scratch, and some dogs have a love-hate relationship with baseboards. That's why many landlords charge a refundable pet deposit or a non-refundable pet fee to cover potential damage.

You can also charge monthly pet rent to account for the extra wear and tear. Some landlords charge anywhere from $25 to $50 per pet per month—a small price for a tenant who adores their furry friend.

💡 Pro Tip: Be mindful of local and state laws regarding pet fees—some places have strict rules on what you can and can’t charge.

3. Screen Tenants AND Their Pets

Just like you wouldn’t rent to the first tenant who comes knocking without checking their background, you shouldn’t allow just any pet without a little vetting.

Things to Check During the Pet Screening Process:

- Vet Records – Ensure vaccinations are up-to-date.
- Pet References – Yes, this is a thing. Previous landlords can tell you if the pet destroyed their property.
- Behavior Assessment – If possible, meet the pet in person. A well-trained golden retriever? Great. A barking, lunging pit mix? Maybe not.

You wouldn’t rent to a nightmare tenant, so don’t rent to a nightmare pet either.

4. Require Tenants to Have Renters Insurance (With Pet Coverage!)

A tenant's lovable Rottweiler might be the sweetest pup until he sees the mailman. If an accident happens—say, a dog bites another tenant or damages the property—who’s footing the bill?

The answer? Not you.

Make renters insurance mandatory and ensure it includes pet liability coverage. This way, if Fido gets a little too friendly with his teeth, the tenant’s insurance, not your wallet, takes the hit.

5. Create a Pet Agreement Separate From the Lease

Think of a pet agreement as an official “I promise my pet won’t destroy your place” contract. This separate document should outline every detail related to pets, including:

✔️ Pet owner responsibilities
✔️ Noise control expectations
✔️ Clean-up rules (because no one wants to step in that)
✔️ Consequences for damage or rule violations

When things are in writing, there’s no room for “Oops, I didn’t know.”

6. Protect Your Property—Literally

Your rental shouldn't look like a battleground between Fluffy and your hardwood floors. Here’s how to pet-proof your property without spending a fortune:

- Use Durable Flooring – Hardwood? Risky. Carpet? Even worse. Vinyl or tile? Chef’s kiss.
- Install Pet-Friendly Features – Think fencing for outdoor areas, scratch-resistant materials, and pet waste stations.
- Regular Inspections – Schedule routine checks to ensure the property isn’t turning into a fur-covered mess.

Your future self will thank you when you don’t have to replace chewed-up cabinets.

7. Enforce the Rules (No "Surprise" Pets Allowed!)

Let’s talk about “pet smuggling.” Some tenants think they can sneak in a pet without telling you. Spoiler alert: you’ll find out. Whether it’s barking noises, fur-covered furniture, or your other tenants ratting them out, it always comes to light.

That’s why you should have strict penalties for unauthorized pets. Eviction might be extreme, but a hefty fine or lease violation notice will usually do the trick.

💡 Pro Tip: Regular property check-ins help avoid secret pet situations before they get out of hand.

8. Be Flexible, But Not a Pushover

Not all pet owners are irresponsible, and not all pets are destructive. Sometimes, a tenant has a well-trained senior dog who sleeps 80% of the day. Being flexible (while still enforcing your rules) can help you build a great landlord-tenant relationship.

Instead of rigid breed restrictions, consider evaluating pets on a case-by-case basis. A well-mannered Doberman might be a better tenant than an untrained Chihuahua.

9. Know the Difference Between Pets and Service/Emotional Support Animals

This is huge. Many landlords make the mistake of lumping service animals and emotional support animals (ESAs) into regular pet policies, but legally, they’re different.

🏆 Service Animals (ADA-Protected)
- Specially trained for a task (e.g., guide dogs for the blind)
- Cannot be denied regardless of pet policies
- No pet fees can be charged

💙 Emotional Support Animals (Fair Housing Act-Protected)
- Provide comfort for mental health conditions
- Require a doctor's note but don’t need specific training
- Cannot be denied (except in specific circumstances)
- No pet rents or deposits allowed

Understanding this difference is crucial to staying compliant with fair housing laws.

10. Keep an Open Line of Communication

At the end of the day, happy tenants make for happy landlords (and fewer headaches). If an issue arises—whether it’s barking complaints, property damage, or allergies—address it openly and respectfully.

When tenants feel like they can talk to you, they’re more likely to follow the rules, take responsibility, and—most importantly—renew their lease instead of moving out.

Final Thoughts

Managing tenants with pets doesn’t have to be a nightmare if you set clear expectations and protect yourself (and your property). With the right policies in place, you can attract responsible pet owners, rake in extra income, and avoid unnecessary stress.

So go ahead—open your rental to pets. Just do it smartly.