Should you allow pets to fill a vacancy faster? How to write the policy
Allowing pets widens the pool of people who can apply, so it can shorten a vacancy, but only if the policy is clear and you price the risk. Set the rule in writing: which animals, how many, any size limit, the pet deposit or pet rent your state allows, and an addendum. Keep one point separate: an assistance animal is not a pet, and fair housing law may require you to allow one even in a no pets unit (42 U.S.C. 3604(f)(3)(B)).
What a pet policy changes about your applicant pool
A no pets rule removes every applicant who owns an animal before they call. A pet policy lets those applicants in, and you decide the terms. The trade is simple: more applicants against more wear and the chance of a damage claim. Whether it is worth it depends on the unit, so use the policy to price the risk instead of ignoring it.
We do not quote a statistic on how much faster pet friendly units rent, because a national figure says little about your building. Compare your own inquiries and days vacant before and after you change the rule.
Assistance animals are not pets
The Fair Housing Act makes it unlawful to refuse a reasonable accommodation in rules, policies, practices or services when a person with a disability needs it for equal use of the dwelling (42 U.S.C. 3604(f)(3)(B)). A request to waive a pet rule for an assistance animal is that kind of request.
- Do not charge pet deposits, pet rent or pet fees for an assistance animal. It is not a pet.
- Do not apply your breed, weight or number limits automatically. Look at the request.
- Handle each request separately from your pet application.
HUD's guidance on assistance animals has changed, and its earlier notices, including FHEO-2020-01, have been withdrawn. Our assistance animals guide covers what applies now, and our accommodation request guide covers the response steps.
Terms to decide before you list
| Decision | Options | Watch for |
|---|---|---|
| Which animals | Dogs and cats only, or also small caged animals | Apply the rule the same way to everyone |
| How many | One per unit, or two | A cap per unit is easier to enforce than a cap per person |
| Size or breed limits | A weight limit, a breed list, or none | Ask your insurer first, because a breed list can come from your policy |
| Money | A refundable pet deposit, monthly pet rent, or a nonrefundable fee | Some states cap it. See the state limits guide |
| Paperwork | Pet addendum, vaccination record, a photo, a vet reference | Keep it in the file with the lease |
Pet rent worked out
Pet rent is a monthly charge you add to the rent. Some states limit the amount; Colorado, for example, caps pet rent and pet deposits under HB23-1068. Look up your state before choosing a figure.
Example a made-up owner charges $35 a month in pet rent for one cat. Over a 12 month lease that is $35 x 12 = $420. If the cat causes $300 of damage beyond normal wear, a refundable pet deposit of $300 would have covered it. The two charges do different jobs: pet rent pays for ongoing wear, and a deposit covers damage you can show.
Keep the charges separate on the lease and in your books, so you can show a tenant what each one was for at move out.
What to put in the pet addendum
- The animal's name, type, breed if you ask for it, weight and age, with a photo.
- Proof of vaccinations and any license your city requires.
- Rules for waste, noise, leashes and common areas.
- Who pays for damage and how the deposit or fee is used.
- What happens if the tenant adds an animal without telling you.
How DoorKeeping fits
A pet addendum is stored with the lease in your documents and goes out for e-signature after your one tap approval. The pet deposit is recorded as a deposit held in that property's books, apart from the rent, so it is clear at move out. Ask Claude or ChatGPT through DoorKeeping to draft the addendum from your policy.
Sources
- Fair Housing Act, 42 U.S.C. 3604(f)(3)(B), reasonable accommodations, read Oct 30, 2026
- Colorado HB23-1068, pet deposit and pet rent limits, read Oct 30, 2026
Questions
- Is an assistance animal a pet?
- No. Under the Fair Housing Act you may have to make a reasonable accommodation to a pet rule for a person with a disability, and you should not charge pet fees for an assistance animal.
- Should I charge pet rent or a pet deposit?
- They do different jobs. Pet rent pays for ongoing wear and a refundable deposit covers proven damage. Check whether your state caps either one.
- Can I set a breed or weight limit?
- For pets, usually yes, but check your insurance policy first and apply the rule the same way to everyone. Do not apply it automatically to an assistance animal request.