What should a pet addendum include?

The approved pets by type, breed, size, and name, any pet deposit, fee, or monthly pet rent, rules on waste, noise, leashes, and areas, vaccination and licensing requirements, responsibility for damage and injuries, and what happens if the tenant brings in another animal.

Does a pet deposit count toward the security deposit limit?

In many states, yes. If a state caps security deposits, a refundable pet deposit is often counted as part of that total. A nonrefundable pet fee or monthly pet rent may be treated differently depending on the state.

Can a landlord charge a pet deposit for an emotional support animal?

Generally no. Under federal fair housing rules, assistance animals, including emotional support animals, are not pets, so pet deposits, fees, and pet rent typically cannot be charged for them. Tenants remain responsible for any damage the animal causes.

What to put in a pet addendum

A tenant asks if they can get a dog, and the landlord says sure. Six months later there's a second dog, a chewed door frame, and no agreement about any of it. A one-page pet addendum, signed when the pet arrives, avoids that conversation.

What it should cover

The approved animals. Type, breed, approximate size, and name. The addendum covers these pets, not any pet.
Money. Any refundable pet deposit, nonrefundable fee, or monthly pet rent, stated separately.
Rules. Waste cleanup, leashes in shared areas, noise, and where the pet may and may not go.
Health and licensing. Current vaccinations and local licensing.
Damage and injuries. The tenant is responsible for damage beyond normal wear and for injuries the pet causes. Requiring renters liability coverage is common.
Changes. Any new or replacement animal needs written approval.

Deposits, fees, and pet rent

A refundable pet deposit is often counted toward the state cap on security deposits, so a landlord at the cap may not be able to add one. Nonrefundable fees and monthly pet rent are treated differently from state to state. Check your state's deposit rules before choosing the structure. See pet rent vs deposit vs ESA and deposit limits by state.

Create a Lease ($7.99) Pet Rent vs Deposit

Assistance animals are not pets

Under federal fair housing rules, service animals and emotional support animals are assistance animals, not pets. Pet policies, pet deposits, and pet rent generally don't apply to them, though the tenant is still responsible for damage. Handle a request for an assistance animal as an accommodation request, not with the pet addendum. See service and emotional support animals.

When a pet shows up unannounced

If the lease bans pets or limits them, an unapproved animal is a lease violation. Most landlords start with a written notice giving the tenant a chance to remove the pet or sign an addendum. Follow your state's notice rules before treating it as grounds to end the tenancy. See what a landlord cannot do.

Keep it with the lease

Sign the addendum, date it, attach a photo of the pet, and file it with the lease. Use the same approach for any change during the tenancy. See lease amendments and addendums.

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