Key takeaways
- Pet policies vary widely, so renters need to verify rules early.
- The rules can often require added fees or deposits, or place limits on the size or type of animal.
- Service animals and emotional support animals are often protected under disability laws and may be permitted when other animals are not.
Finding an apartment you love that welcomes your pet isn't always simple. While many complexes are becoming more inclusive to animals by adding amenities such as dog runs and bathing stations, some landlords don't want to be hassled with pets in the building.
Even when a rental is pet-friendly, there are extra steps and precautions you should consider to protect you and your furry friend.
How buildings restrict pets
Most buildings will charge a pet fee, rent or deposit. These range in prices and can add greatly to your monthly expenses.
"If a property is truly pet-friendly, renters should expect some type of pet-related cost. Most commonly, that includes a pet deposit," said Prairie Conlon, a licensed mental health professional and director of CertaPet in Madison, Wisconsin. "This works similarly to a standard security deposit and is intended to cover potential damage or additional cleaning that may be needed after move-out because an animal lived in the unit."
Buildings might also have rules about the size or breed of a dog.
"Weight limits are also common," said Stacy Brown, vice president of property management enablement at Real Property Management in Irving, Texas. said. "Many properties place limits between 25 to 50 pounds, even if the breed itself is not restricted. It’s important for renters to understand that these rules often stem from insurance liability requirements that property managers and investors must follow."
For owners with large breeds, renting is often more challenging. Cats and other smaller animals typically don't face any restrictions, but animals deemed exotic, like some snake breeds, are commonly banned or restricted.
"Large breed dogs and certain breeds labeled as aggressive tend to face the most scrutiny," said San Priy, a veterinary service professional based in Las Vegas, Nevada. "In my experience, these restrictions are often based more on perception than individual temperament. Exotic pets can also present challenges, even when they are small, simply because landlords may be unfamiliar with their care requirements."
Pet restrictions will vary from property to property, so when renting, it’s important to be upfront about your pet. Some buildings might have a "pets considered" policy, which is as vague as it sounds. It’s important to confirm your pet is allowed before you sign anything binding.
"Renters should confirm their pets are acceptable with the property manager or landlord before they even apply," said David Roberson, a real estate attorney and broker who oversees several buildings in the Silicon Valley, California area. "We always require a photo of the pet before we consider it."
If you are running into trouble, having a letter of recommendation for your pet from a previous landlord can go a long way in securing a lease.
How emotional support and service animals are used
Not all pets serve the same purpose. Some animals are necessary to a person's well-being, and there are laws to protect those people's rights to rent with a pet.
"Before discussing pets in rental housing, it’s important to clarify an important distinction," Brown said. "In the housing industry, pets are treated very differently from service animals or emotional support animals."
Under the federal Fair Housing Act, service animals and emotional support animals fall under disability protection and are not legally considered "pets." So, fees and restrictions cannot be applied to them. The Americans With Disabilities Act further protects your right to a service animal when renting.
"Because of that, the typical pet policies, such as pet deposits, pet rent, breed restrictions or size limits, generally do not apply when a legitimate accommodation request is approved," Brown said.
Service animals include guide dogs, hearing dogs, mobility assistance dogs, medical alert dogs, allergy alert dogs, psychiatric service dogs and other specialized dogs. These animals are highly trained and are usually with their owners at all times. Legally, the landlord cannot ask for proof that your pet is a service animal, and they cannot charge you extra for having a pet.
If a building denies your lease solely because of your service animal — and the animal does not meet any of the narrow legal exceptions like posing a direct threat — then the denial may violate the Fair Housing Act, and you could have grounds to take legal action.
Emotional support animals, or ESAs, provide comfort for people with anxiety, depression, PTSD, panic disorders, phobias, autism spectrum disorders and other conditions. These animals might be dogs but could be a cat, bunny or other animals.
People's disabilities and conditions and the way animals support them are not always visible. So, you might need to provide a letter from a care provider. Emotional support animals can be prescribed by a licensed healthcare provider, such as a therapist, psychologist or primary care doctor. With the letter, you have a right under the Fair Housing Act to keep your animal while renting.
"Over the past decade, ESAs have become more common in housing contexts, and with that, there’s been an increase in both legitimate letters and fraudulent ones from shady companies," said Prairie Conlon, a licensed mental health professional and director of CertaPet in Madison, Wisconsin. "This makes it harder for landlords to determine what’s legitimate, and they worry about navigating discrimination claims."
"On the other hand, tenants with valid ESAs or service animals want their rights respected," Conlon said. "So, the growing presence of assistance animals in housing has created some tension and prompted landlords to be more careful and deliberate about their pet policies."
What to look for when renting with pets
Renting with pets is becoming more and more common, and more buildings are catering to pet owners.
"When pet strategies are optimized to embrace pet-inclusivity and reflect the desires of the modern renter, the advantages become more pronounced in the form of a wider resident pool, stronger retention and increased revenue," said John Bradford, founder and CEO of PetScreening, in a statement. "While the industry still can make significant headway, property managers are doing a commendable job of bridging the gap."
When looking to rent with pets, seek out the buildings that are advertising their pet inclusivity. Many buildings are investing in pet amenities in the hopes of retaining residents. Filtering your search by pet-friendly or for pet amenities can help narrow your search down to places that will actually work for you.
"If they mention right away that pets are welcome and they show you things like pet waste disposal stations, that’s a great sign," Conlon said.
Pet amenities like dog spas, dog runs and dog parks are great, but also proximity to green space is very important. When searching for rentals, try to envision what it would be like to take your dog out at 5 a.m.
"Even small details like safe lighting, sidewalks and waste stations can make daily life easier for residents with pets," Brown said.
Despite buildings becoming more pet-forward, renters with pets will be limiting their options.
"The biggest challenge renters with pets face is limited inventory," Brown said. "Even in strong rental markets, a significant portion of housing either restricts pets entirely or limits the types, sizes or numbers allowed."
When it comes to signing a lease with a pet, be sure to have everything in writing. This will protect you and the landlord. Write out what the deposit is, what the monthly fee will be, how many pets are allowed and what the parameters for the animals are — including any breed restrictions, size or weight limits and required training or behavior standards.
"We tell all of our clients that pets make up a very large percentage of the renting marketplace, and they should consider pets with the safeguards we have implemented: animal addendum, requiring insurance for the pet and landlord letter of confidence," Roberson said.