With 66% of US renters owning pets, demand for animal-friendly housing is booming. More tenants are searching for rentals that welcome their furry companions, and landlords are taking notice. This guide will break down the pros and cons of pet fee vs pet deposit, explain how much to charge, and help you decide when to introduce pet rent as an additional safeguard.
Quick Key Takeaway
What Is a Pet Fee?
A pet fee is a one-time, non-refundable payment a tenant pays for the privilege of having a pet in the rental. This is one of the most common pet-related charges landlords use, since the fee helps cover the extra cleaning or wear and tear that pets might cause.
The key thing to remember about this charge is that once the landlord collects it, the tenant doesn’t get it back, even if the place is spotless when they move out.
How Much for Pet Fees?
So, what’s a fair amount to charge for pet fees? Most landlords charge a flat, one-time pet fee between $100 and $500 per pet. The actual amount can vary depending on your property’s location, the type or size of the pet, and how competitive your rental market is.
For example, a high-end apartment in a pet-friendly city like Austin, TX, might warrant a higher fee (around $250–$500 per pet), while a small, lower-cost unit in Florissant, MO, may be closer to the lower end, averaging around $223.
Pros and Cons of Charging a Pet Fee
Before deciding to charge a pet fee, we should weigh the good and the not-so-good.
Pros:
- It’s easy, one-time and upfront.
- You get guaranteed compensation, no matter what.
- It simplifies bookkeeping: no refunds, no inspections tied to it.
Cons:
- If serious damage happens, this fee probably won’t be enough to cover it all.
- Some tenants might see it as unfair since it’s non-refundable.
- Not all states allow non-refundable pet fees, so check local laws first.
What Is a Pet Deposit?
A pet deposit is a one-time, refundable amount of money collected from the tenant to cover any potential pet-related damage during the lease term. Unlike a pet fee, this amount must be returned to the tenant at move-out, assuming no pet damage has occurred. It's treated similarly to a security deposit, but is often kept separate to cover pet-related issues specifically, such as wear and tear.
How Much for Pet Deposit?
Pet deposits are typically a one-time, refundable fee that ranges from $200 to $500 per pet. In addition, some landlords calculate the refundable pet deposits as 0.25–0.5x monthly rent, which for most rentals works out to around $100–$600, depending on your rent amount. Some landlords choose to charge more for larger or higher-risk animals.
Some landlords can also combine the pet deposit with the security deposit (especially in jurisdictions with overall deposit caps), but many prefer keeping them separate for clarity.
What Does a Pet Deposit Cover?
A pet deposit typically covers:
- Scratches or stains on floors or furniture
- Chewed-up doors, trim, or blinds
- Deep cleaning to remove odors or allergens
- Flea treatments or pest control, if needed
To avoid misunderstandings, always document the property’s condition before and after the lease with photos and clear descriptions.
Can You Use a Security Deposit to Cover Pet Damage?
Yes, you can use your regular security deposit to cover pet-related damages, but only if both your lease and local laws permit it.
If you haven’t collected a separate pet deposit (or don’t plan to anyway), make sure your lease clearly outlines that the security deposit may be used for all damages, including pet-related issues. Otherwise, some landlords still prefer a distinct pet deposit to make things cleaner when it comes time to return funds and settle accounts.
You might be interested: How Much Is a Security Deposit for an Apartment?
Pet Fee vs Pet Deposit: Key Differences Landlords Must Know
It’s easy to confuse a pet fee with a normal pet deposit. They sound similar, but they serve different purposes and work in very different ways.
What sets them apart?
At the most basic level, a pet fee is non-refundable, while a pet deposit is refundable, provided the pet doesn’t cause damage. When you charge a pet fee, the tenant pays a one-time amount that you keep no matter what. With a pet deposit, on the other hand, you’ll need to inspect the property after move-out and return the full amount (or a portion of it) if there’s no pet-related damage.
Another key point is the regulation. In some states or cities, non-refundable pet fees are restricted or not allowed at all, so always double-check your local regulations before choosing one over the other.
In terms of pricing:
- Pet fees often range from $100–$400 per pet.
- Pet deposits typically fall between $200–$500, depending on the size and type of pet, and the property’s risk level.
Let’s look at the comparison side-by-side.
Comparison Table: Pet Fee vs Pet Deposit
Which Is Better for Landlords: Pet Fee or Pet Deposit?
The best option depends on what matters more: guaranteed income or damage coverage.
If you prioritize immediate, guaranteed income, a pet fee might suit you better. It’s a one-time payment that you can pocket immediately, which makes it a predictable income with less hassle.
This is ideal for unfurnished units, minor cleaning needs, or tenants with smaller, well-behaved pets. You don’t need to track the money, assess damages, or deal with returns. That simplicity appeals to many landlords, especially those managing multiple units.
If you care more about covering potential damages, a pet deposit gives you more flexibility. It’s refundable and can be used to offset repair costs. This is a smarter choice for:
- Furnished properties, where damage risks are higher
- Tenants with larger dogs or multiple pets
- Landlords who want to appear more pet-friendly
Keep in mind, some landlords successfully combine both: a smaller non-refundable pet fee to cover cleaning, plus a deposit for potential damage. Again, this only works if your local laws allow it and your lease spells it out clearly.
What Is Pet Rent and Should You Charge It?
We’ve covered one-time fees and deposits, but there’s another option gaining popularity: pet rent.
Pet rent is a monthly, recurring fee added to the tenant’s rent in exchange for keeping a pet in the unit. Instead of a lump sum upfront, landlords collect a little extra each month.
This option works well for landlords who want to:
- Build pet-related costs into cash flow
- Offset ongoing wear and tear
- Keep up with competitive markets offering pet-friendly perks
Some landlords use pet rent instead of charging a pet fee or deposit; others use it in addition to one of those options.
How Much Should You Charge for Pet Rent?
Pet rent amounts vary widely, but most landlords charge between $25 and $75 per month per pet.
Factors that can influence the amount include:
- Pet type and size (e.g., cats vs. large dogs)
- The number of pets
- Property location and local competition
- Existing rent price (a higher-end unit may support higher pet rent)
Pro tip: Keep it reasonable. A tenant paying $2,200/month might not blink at a $50 pet rent, but for someone in a $900 unit, that could feel like a big add-on.
Pros and Cons of Charging Pet Rent
Pet rent sounds great in theory. However, like anything, it has upsides and downsides.
- Pros and cons
Pros:
- Creates a steady income each month
- Covers ongoing wear from pets
- Easier to market to pet owners—no big upfront cost
- Encourages longer tenant stays (many pet owners stay put longer)
Cons:
- Can feel “nickel-and-dime” to tenants
- Doesn’t cover one-time large damage like a deposit would
- Some tenants may hide pets to avoid monthly fees
Ultimately, pet rent works best in long-term rentals, where you expect tenants to stay a while. It can be a smart way to consistently cover small costs, and it adds predictable income over time.
Legal Considerations for Pet Fees, Deposits, and Rent
There's a legal side landlords can't afford to overlook. From federal Fair Housing rules to state-specific laws, it’s important to know what you can and can’t charge for. Here are two key angles every landlord should keep in mind before setting pet-related charges:
- Legal compliance: Fair Housing laws, state rules on security deposits, and local restrictions on non-refundable fees can restrict your charges.
- Financial & liability risk: Damage from pets, liability for bites, and gaps in insurance can lead to unexpected costs if you're not prepared.
Is It Legal to Charge a Pet Fee, Deposit, and Pet Rent Together?
Yes, in many places you can charge a pet fee, a normal pet deposit, and monthly pet rent at the same time. However, not every state allows this, and stacking too many charges could push away otherwise great tenants.
The key is transparency. All charges must be clearly stated in the lease, justified, and most importantly, allowed by state or local law.
Some areas may cap total deposits (including pet deposits), or ban non-refundable fees altogether. Always check your state’s rules before combining multiple pet-related charges. And keep the total amount fair. Tenants will pay for pet privileges, but they’ll also compare your rental to others in the area.
Does Landlord Insurance Cover Pet Damage or Liability?
Not always, and that’s something many landlords don’t realize until it’s too late.
Most standard landlord insurance doesn’t cover pet-related damage like scratched floors, chewed-up door frames, or stains. It may also leave you uncovered if a tenant’s pet injures someone, especially in the case of dog bites or restricted breeds.
So, here are what you need to do:
- Take a close look at your current policy. Make sure you know if it excludes pet damage or pet-related injuries.
- Talk to your insurance provider about adding pet or animal liability coverage.
- Consider making it a requirement for tenants to have renters' insurance that covers pet damage, and don’t forget to ask for proof before move-in.
How Do Fair Housing Laws Affect Service Animals and ESAs?
This is a big one and also a common point of confusion.
Service animals and emotional support animals (ESAs) are not considered pets under the law.
- Service animals are trained to perform specific tasks for a person with a disability (like a guide dog). Covered under the Americans with Disabilities Act (ADA).
- ESAs provide emotional support but don’t require specialized training. Protected under the Fair Housing Act.
Because they’re not considered pets, landlords cannot charge pet fees, pet deposits, or pet rent for them. However, if your ESA causes damage beyond typical wear and tear (like chewing, scratching, stains), you can deduct repair costs from the tenant’s standard security deposit, or bill them directly if repairs exceed that amount.
Note: You also can’t reject a tenant solely because they have a service animal or ESA. As a landlord, you can ask for the right documents, especially for Emotional Support Animals (ESAs). You can also hold the tenant responsible for any damage their animal causes. If an ESA or service animal poses a direct threat to health or safety, you can deny their entry, but you must have solid evidence to back up your decision. This helps protect both your property and the well-being of other tenants.
What Are the State-by-State Rules for Charging Pet Fees and Deposits?
Pet fee laws vary wildly depending on where your property is located, and getting it wrong can cost you either in fines or in chargebacks from angry tenants.
There are a few key things to know:
- Non-refundable pet fees are not allowed in every state. Some (like New York) have banned them entirely, while others (like Florida and Texas) allow them with clear documentation.
- Total deposit caps can limit what you’re able to charge, even if you’re trying to separate an apartment pet deposit from a standard security deposit.
- Some states don’t explicitly mention pets in landlord-tenant laws.
Avoid legal missteps with this state-by-state breakdown:
Don’t see your state listed? You can always explore our state-specific law library for all U.S. states—it includes details on pet deposits, fees, and other important rental terms.
How to Create a Clear and Fair Pet Policy in Your Lease Agreement
A clear pet policy protects your property, sets expectations with tenants, and helps you avoid drama or disputes later.
What Should Be Included in a Pet Policy?
Every policy should cover:
- Types of pets allowed: Dogs, cats, birds, reptiles? Be specific. You can allow only certain species or limit exotic animals.
- Breed, size, or weight restrictions: Many landlords set limits like “dogs under 50 lbs” or exclude aggressive breeds (e.g., Pit Bulls, Rottweilers though be careful with discrimination laws).
- Number of pets allowed: Two pets max? One dog only? Put it in writing.
- Damage responsibilities: State clearly that tenants are financially responsible for any pet damage, regardless of other fees or deposits collected.
- Noise and nuisance rules: Excessive barking, aggression, or smell can be grounds for removal, make that clear too.
- Service and emotional support animal language: Include a note that your pet policy does not apply to legally protected service animals or ESAs.
Sample Pet Policy Clauses
We’ve put together a few example clauses you can tailor to your lease:
“Tenant agrees to pay a monthly pet rent of $35 per approved pet. This amount will be added to the monthly rent total and is non-refundable.” [Pet Rent Clause].
“Tenant is responsible for all damages caused by pets, including stains, odors, scratches, or pest control services. These costs may be deducted from the security or pet deposit.” [Damage Responsibility Clause].
“Tenant agrees to a one-time, non-refundable pet cleaning fee of $150 to cover additional sanitation upon move-out.” [Pet Cleaning Fee Clause].
Streamline Pet Management in Rentals with LeaseRunner
Managing pets can get complicated fast. We recommend using LeaseRunner, a tool that can make your life as a landlord much easier.
Screen Pets as Part of the Rental Application
When a tenant applies through LeaseRunner, their rental application includes a section for pet details, so you’re not left guessing or having to follow up later. Applicants can declare:
- Type of pet (dog, cat, reptile, etc.)
- Breed
- Weight/size
- Number of pets
- Whether it’s a service animal or ESA
This information shows up in your application report, allowing you to evaluate not just the tenant but their pets too.
Customize Pet Clauses in the Lease Template
Once you’ve approved the tenant and their pet(s), LeaseRunner makes it easy to build a customized lease that includes Pet Addendum..
With the lease template builder, you can add:
- Pet rent clauses (e.g., $35/month per pet)
- Non-refundable cleaning or sanitation fees
- Refundable pet deposits
- Breed/weight restrictions
- Service and ESA disclaimers (to stay Fair Housing complaint)
Tenants sign everything electronically, and you keep a clean, legally sound record.
You can protect yourself using LeaseRunner. You get the full picture of each tenant’s pet situation upfront, and your lease reflects it clearly from day one.
Conclusion: What Should You Charge?
What should you charge for a pet fee vs a pet deposit? A mix of refundable pet deposits and monthly pet rent tends to work best. It gives you security and a steady income while making renters feel welcome!
Read more on the LeaseRunner blog for tips on setting pet-friendly policies that work for both you and your tenants.
FAQs
Q1. How much is a typical pet deposit?
Most landlords charge between $200 and $500 for a pet deposit, but it really depends on your property and local laws. The idea is to cover potential damage without scaring off tenants.
Q2. How much should I charge for pet rent?
Pet rent usually ranges from $25 to $50 per month per pet. It helps cover extra wear and tear and keeps a steady income stream from pet-owning tenants. Check with your local state laws on any pet rent limitations.
Q2. What does a pet deposit cover?
A pet deposit covers any damage caused by pets, like scratched floors, stained carpets, or odors. It’s refundable if there’s no damage, unlike a pet fee, which is usually non-refundable.
