How much can a landlord charge for a pet deposit and pet rent?
Most states set no separate limit, but some do. Colorado caps a pet deposit at $300, refundable, and pet rent at the greater of $35 or 1.5 percent of the monthly rent. New York caps all deposits together at one month's rent, so a pet deposit has to fit under that. Washington lets you charge a nonrefundable pet fee only if a written lease says it is nonrefundable.
Three state rules side by side
| State | Pet deposit | Pet rent | Source |
|---|---|---|---|
| Colorado | Up to $300 extra, refundable | Up to $35 a month or 1.5% of monthly rent, whichever is greater | HB23-1068, effective January 1, 2024 |
| New York | Counts toward the one-month cap on any deposit or advance | No separate cap in 7-108 | General Obligations Law 7-108(1-a) |
| Washington | A refundable deposit follows the deposit rules; a nonrefundable fee must be labeled so in a written lease | No separate cap in 59.18.285 | RCW 59.18.285 |
Sources: Colorado HB23-1068, New York GOL 7-108, Washington RCW 59.18.285. Cities can add limits, so check local law.
Colorado: the two caps, worked out
Colorado's law, signed June 7, 2023, applies to deposits and rent a landlord charges as a condition of letting a tenant keep a pet. The pet rent cap uses whichever number is larger, so it rises with the rent.
Example a made-up Denver unit rents for $1,600. One and a half percent is $24, which is less than $35, so the most the owner may charge in pet rent is $35 a month. A unit at $3,000 gives 1.5 percent of $45, which is more than $35, so the cap is $45. In both cases the pet deposit can be at most $300 on top of the regular deposit, and it is refundable.
Find the break-even rent: $35 divided by 0.015 is about $2,333. Below that rent the cap is $35; above it, 1.5 percent.
New York: one month for everything
General Obligations Law 7-108(1-a) says no deposit or advance may exceed one month's rent, with exceptions for seasonal units and owner-occupied co-ops. A pet deposit is a deposit, so it shares the cap with the security deposit.
Example a made-up New York unit rents for $2,000 and the owner takes a $1,500 security deposit. The most the owner can add as a pet deposit is $500, bringing the total to the $2,000 cap. Taking a $2,000 security deposit leaves no room for a pet deposit at all.
The same section requires an itemized statement and the balance within 14 days after the tenant moves out, or the landlord forfeits any right to keep part of the deposit, pet deposit included.
Washington: label a nonrefundable fee correctly
RCW 59.18.285 says money that is nonrefundable may not be called a deposit or part of one. If you charge a nonrefundable pet fee, the lease must be in writing and must clearly say the fee is nonrefundable. Without a written lease, you owe the tenant the fee back; with a written lease that does not say "nonrefundable", the fee is treated as a refundable deposit.
- Name it a "nonrefundable pet fee", not a "pet deposit".
- Put the amount and the word nonrefundable in the lease or a signed addendum.
- Keep any refundable pet deposit in the deposit rules, with a written checklist and receipt like your other deposits.
Assistance animals are not pets
None of these charges apply to an animal allowed as a disability accommodation, which is not a pet for these purposes. HUD's rules on support animals changed in 2025 and 2026; see assistance animals and pet policies and how to answer an accommodation request.
Pet charges in DoorKeeping
In DoorKeeping, a pet deposit is held in the property's books as a deposit, apart from income, and pet rent is a line on the unit's ledger, so each property's statements show both. A new or waived pet charge waits for your one-tap approval, and the pet addendum can go out for e-signature. DoorKeeping gives no legal advice; check your state and city limits.
Sources
- Colorado General Assembly, HB23-1068, Pet Animal Ownership in Housing, read Oct 30, 2026
- New York General Obligations Law 7-108, Security deposits, read Oct 30, 2026
- Washington RCW chapter 59.18 (RCW 59.18.285, nonrefundable fees), read Oct 30, 2026
Questions
- What is the maximum pet rent in Colorado?
- The greater of $35 a month or 1.5 percent of the monthly rent. On $1,600 rent that is $35; on $3,000 rent it is $45.
- Can a New York landlord charge a pet deposit?
- Yes, but all deposits and advances together may not exceed one month's rent, so the pet deposit has to fit under that cap with the security deposit.
- Can a pet fee be nonrefundable?
- In Washington, yes, if the written lease clearly says it is nonrefundable; otherwise it is treated as a refundable deposit. In Colorado the extra pet deposit must be refundable.