Renting with pets in New York can be tricky, especially with the growing attention on New York pet rent laws. Whether you’re a tenant or a landlord, understanding pet regulations under federal and state laws is essential. Lease Runner’s guide breaks down the latest updates on pet fees, pet rent limits, and security deposits in New York state. It also provides landlords with legal tips to stay compliant while screening tenants and avoid costly disputes in 2025.
Overview of Pet Rent Rules in New York
New York pet rent laws operate under several housing regulations at both the state and federal levels. The state keeps a fair balance between landlord rights and tenant protections. New York is a landlord-friendly state where they can earn income from pet-friendly rentals. Tenants receive benefits from clear rules that prevent unfair charges. The sections below explain how New York pet rent laws work, what’s currently allowed, and key updates for 2025.
Is pet rent allowed in New York?
Yes. Pet rent is legal in New York. Landlords can charge pet rent in New York within the legal limits. They cannot collect any extra deposit that violates the one-month limit set by the Housing Stability and Tenant Protection Act (HSTPA) of 2019.
Pet rent regulations in New York are also shaped by federal laws such as the Fair Housing Act (FHA) and the Americans with Disabilities Act (ADA). These laws protect tenants who have service animals or emotional support animals (ESAs). Under these protections, landlords cannot deny housing or charge additional pet fees for verified assistance animals.
New York pet rent laws are complex, as different cases and exceptions apply. Therefore, both landlords and tenants should stay updated to understand their rights and avoid costly violations.
Current legal status (2025 update)
Pet rent rules in New York remain tied to written lease terms and the HSTPA’s security-deposit limit. A proposed bill for pet rentals has been discussed to bring more clarity to pet fees, but it has not yet become law.
An important regulation for tenants to know is the 90-day pet law in New York City. This law allows tenants to keep a pet if they have lived with it openly for at least three months and the landlord has not taken any action during that time. Once this period passes, the landlord loses the right to demand removal of the pet, even if the lease includes a “no pets” clause.
In sum, New York has a pet-friendly law that supports fair rental practices while protecting tenant rights.
City-specific Rules in New York
New York City has additional local protections for renters. The Pet Law applies to buildings with three or more apartments and to cooperative owners in all five boroughs. Under this rule, tenants must keep their pets openly - not hidden from the landlord or building staff.
To stay protected under the Pet Law:
- Make sure your pet is visible when the landlord or staff visit.
- Take your pet through the lobby and avoid denying ownership if asked.
- Keep proof of ownership, such as the adoption date and times your pet was seen by staff or the landlord.
If the landlord does not start a court case within three months of knowing about the pet, they lose the right to evict you for it. This rule most often covers dogs, but also applies to cats and other small animals.
Other cities like Buffalo and Albany follow general state laws but may add pet-friendly rental laws, New York's breed limits, or housing safety. A proposed bill on pet rentals (Bill A8078, 2025) focuses on faster deposit returns, not pet rent restrictions.
Pet Fee and Deposit Limits in New York
As of 2025, there is no statewide cap on how much pet rent a landlord may charge. Below is a breakdown of how pet fees, deposits, and local ordinances apply under the current New York rental laws 2025.
Security Deposit Caps in New York
New York’s HSTPA limits all security deposits to one month’s rent. This one-month cap deposit covers every upfront payment, including any pet deposit limit in New York.
Under Security Deposit Laws, landlords:
- Cannot collect more than one month’s rent, even if calling it a “pet deposit” or “move-in fee.”
- Must hold the deposit in an interest-bearing account (for buildings with six or more units).
- Must share the bank’s name and address with the tenant in writing.
This means extra deposits labeled for pets are not allowed if they push the total beyond the security deposit limit. For New York, the standard pet deposit for rentals is already included in the one-month limit - no separate extra amount is allowed.
Rules on Pet Rent Charges
While New York bans multiple deposits, it still allows landlords to include a monthly charge for tenants with pets. This pet rent is legal as long as landlords disclose all in the lease agreement.
In rent-stabilized apartments, rent control laws stop landlords from raising rent through hidden “pet rent.” But for regular market-rate rentals, owners can set reasonable monthly amounts.
Typical pet rent in New York averages 2–4 % of the monthly rent, though this is based on market trends, not statute. It ranges from $25 to $75 per pet. These charges usually cover extra cleaning or minor wear and tear caused by animals. Landlords can charge monthly pet rent in New York, but it must comply with the one-month deposit rule and lease terms.
Non-Refundable Pet Fees in New York
There’s no state ban on non-refundable pet fees in New York. However, landlords cannot use these fees to bypass the pet deposit limit in New York.
Key distinctions to remember about pet fee vs deposit in New York :
- Deposits count toward the one-month cap deposit and must be refundable.
- Fees are separate service charges that can be non-refundable if used for cleaning or pest control.
For example, a $300 non-refundable pet fee is allowed if it covers real maintenance costs and doesn’t push total upfront payments over the legal limit. Tenants should always confirm in writing whether a pet deposit refundable clause applies.
Assistance Animals Rule In New York
Under New York pet rent laws, tenants with disabilities have the right to keep animals that provide help or support. These animals are called assistance animals, and they are not treated as regular pets under housing law. Landlords must make reasonable accommodations for pets in housing.
There are two main types: service animals and emotional support animals (ESAs). Under the service animal definition housing New York, a service animal is trained to do specific tasks for its owner. An ESA helps by giving comfort and emotional support. Both are protected under the ESA definition of FHA, which means landlords must allow them even if the lease says “no pets.”
Emotional Support Animal (ESA) in New York
Under New York law emotional support animals, tenants can live with an ESA even if the building has a no-pet policy. These animals support people with emotional or mental health needs.
- Not considered pets: Under ESA laws in New York, ESAs are protected by housing laws.
- No unfair screening: Landlords must not reject someone because of an ESA during tenant screening in New York.
- Proof required: Tenants must show a note or letter from a licensed healthcare provider confirming their need for the animal.
Following New York pet rent laws, landlords should review ESA requests fairly and respond quickly. This helps avoid discrimination and supports equal housing rights.
When Landlords Cannot Charge Pet Rent or Fees
Landlords cannot charge any pet fees or pet deposits for assistance animals. Under federal and New York ESA laws, these charges are strictly prohibited, and no pet rent can be applied to emotional support animals. However, a landlord may request payment only for actual property damage caused by the animal, not as a separate pet deposit or upfront fee. Charging otherwise may be considered discriminatory.
In summary:
- No extra “pet rent” or cleaning fees for ESAs.
- Only real damages can be charged.
- All terms should be clear and written in the lease to follow New York pet rent laws.
Acceptable Verification & Documentation in New York
If the need for an animal is not clear, landlords can request a verification process assistance animal. This must be simple, private, and fair.
- What’s valid: An ESA letter from a licensed healthcare provider who knows the tenant’s condition.
- What’s not allowed: Full medical records or fake online ESA certificates.
- What it should show: That the animal helps with a disability.
When both sides follow this process, it creates a respectful and lawful rental experience.
Rights and Responsibilities for Landlord and Tenants
Under New York pet rent laws, both landlords and tenants must follow clear rules. These rules protect renters with pets and help landlords manage their properties fairly.
Landlord Duties Under New York Law
Landlords in New York must follow clear obligations about pets under state law. These rules help ensure fair treatment for tenants, stop hidden fees, and prevent any form of pet-related discrimination.
- Notice requirements security deposit: All pet rules, including pet rent or extra fees, must appear in the written lease. Surprise charges are not allowed.
- Deposit limits: The total security deposit cannot be more than one month’s rent. A landlord cannot require another pet deposit that breaks this rule.
- Non-discrimination housing in New York: Landlords must respect the right to reasonable accommodation under the Fair Housing Act. A landlord cannot do anything that denies a tenant with assistance animals.
- Refund and record duty: In buildings with six or more units, landlords must keep deposits in a New York bank. They must return them within 14 days after move-out and give an itemized list of deductions.
These duties under New York pet rent laws keep housing fair and transparent for everyone.
Tenant Rights and Obligations
Tenants also have strong protections and clear duties under pet rent laws. Following them avoids conflict and keeps leases valid.
- Right to keep pets: Tenants may keep a pet openly for 90 days even if the lease bans pets. If the landlord takes no legal action during that time, the no-pet clause may be waived.
- Protections from discrimination: The FHA protects tenants’ rights from discrimination on their race, color, religion, gender identity, family status, national origin, or disability.
- Pet care and liability: Tenants must prevent damage beyond normal wear to tear and follow any dog breed restrictions in New York. Getting pet liability insurance for rent can protect both parties from accidents or costs.
- Lease terms: All pet fees, deposits, and breed limits should be written in the lease. Verbal agreements are risky.
- Eviction laws: A landlord cannot evict a tenant only for having a pet unless there is a rule violation or nuisance. But can you get evicted for dog sitting? Yes—if that breaks building policy or notice to quit laws.
Clear records and honest talk help prevent problems between landlords and renters.
Managing Pet-Related Damages and Deductions
Pet-related costs must be handled fairly under New York pet rent laws.
Valid deductions: Landlords can only charge for actual repair costs that go beyond normal wear and tear. They must provide receipts or invoices as proof of the expense and cannot withhold funds based on estimates or assumptions.
Deposit return: They must return any remaining deposit within 14 days and include a written list of deductions. If they miss the deadline, they lose the right to keep any money.
Dispute steps: Tenants should save:
- Photos from move-in and move-out
- Repair receipts or emails
- Lease copies showing pet terms
Good records help both sides settle issues quickly under eviction laws and notice to quit laws.
By respecting New York pet rent laws, understanding landlord obligations to pets, and communicating clearly, both landlords and tenants can enjoy safe, fair, and pet-friendly housing across the state.
Practical Steps to Prevent Disputes for Landlords
Managing rentals with pets can be smooth when clear rules and documentation exist. The following steps help landlords stay compliant with New York pet rent laws and reduce misunderstandings with tenants.
1. State clear pet terms in the lease
Landlords should write specific clauses about pets in every lease. These terms must match the requirements of New York pet rent laws and stay within state deposit limits. Include details such as:
- Whether pets are allowed, and if so, which types or sizes
- Any monthly pet rent, non-refundable fees, or cleaning charges
- Rules on damages or noise
Attaching a pet addendum template in New York makes the agreement more transparent. It also helps ensure the lease clause pets New York stays valid under state law. Always double-check that total deposits, including any pet deposit, do not exceed one month’s rent. Reviewing a pet policy lease sample before signing can help landlords confirm compliance.
2. Document unit condition at move-in/move-out
Good records prevent disputes about property damage. Before signing the lease, conduct a pet move-in inspection in New York and document any existing marks or wear. Capture dated photos or short videos as evidence to ensure transparency and protect both parties.
At the end of the lease, do a move-out walkthrough pets review. Compare both sets of records to decide if deductions are fair. This clear documentation supports both landlord and tenant and aligns with the expectations under New York pet rent laws.
3. Communicate pet expectations early
Discuss pet ownership with all applicants during the tenant screening process. Before running the screening, you should set clear pet rules and check all documents from applicants. Using LeaseRunner’s tenant screening service makes it easy to verify tenants’ backgrounds, choose responsible renters, and follow rental laws with confidence.
You can collect tenants’ information in just a minute through LeaseRunner’s online rental application tool. We offer an inclusive platform to store all applicants’ documents, such as vaccination records or pet insurance, while receiving screening results.
4. Keep itemized records of pet-related charges
Detailed records protect landlords if a payment dispute occurs. Keep every pet-related fee documented, including bills of monthly pet rent, cleaning costs, or repair expenses—and link each entry to the pet addendum template New York State used in the lease.
When processing move-outs, handle any belongings left behind correctly. Keeping this ledger organized supports full compliance with New York pet rent laws and promotes a fair, transparent relationship between landlord and tenant.
Conclusions
Understanding New York pet rent laws empowers both landlords and tenants to build fair, transparent rental agreements. With clear lease terms, accurate records, and respect for tenants’ rights, managing pet-friendly properties becomes simple and stress-free.
If you’re preparing or reviewing a lease, visit LeaseRunner — a trusted platform offering professional lease templates and legal tools to help you stay compliant with New York rental laws.
FAQs
What is the new pet rent law in New York?
Under New York pet rent laws, landlords may allow pets but must follow strict limits on deposits. The total security deposit—including any pet deposit—cannot exceed one month’s rent. However, landlords can still charge monthly pet rent or non-refundable fees if these are clearly stated in the written lease or pet addendum.
What is the maximum amount a landlord can charge for pet rent in New York?
There is no fixed legal cap on monthly pet rent in New York. Landlords may set reasonable amounts based on property type and maintenance costs. Still, they must disclose all charges in the lease. Any extra deposit combined with the security deposit cannot exceed one month’s rent under state housing law.
Can a landlord break a lease for pets in New York?
A landlord can terminate a lease only if a tenant violates clear pet policy terms or the animal creates a nuisance, damage, or safety risk. Under the 90-day pet law, if a tenant openly keeps a pet for three months without landlord action, the landlord generally waives the right to enforce a no-pet clause.
Can I get evicted for pet sitting in New York?
Yes, possibly. Pet sitting can be considered a lease violation if the lease bans additional or unapproved animals. Still, eviction must follow due process under New York pet rent laws and the Good Cause Eviction rules. Landlords must issue notice and prove that the activity breached specific written lease terms.
