How Do Property Management Companies Handle Pets? A 2025 Guide

For tenants, finding a rental that welcomes their furry family member is a top priority. For landlords, protecting their investment is paramount. This often creates a tricky situation. So, exactly how do property management companies handle pets to keep both sides happy? It’s a question we answer daily at Avenue Residential Leasing & Management.

The solution is a structured, legally-compliant system that bahowlances the needs of responsible pet owners with the rights of property owners. This guide breaks down the professional approach to managing pets in a rental property, clarifying everything from the role of the Housing Act to the difference between pet fees and deposits.

How Do Property Management Companies Handle Pets? Key Takeaways for Busy Readers:

• It Starts with Policy: Professional property managers create detailed pet policies within the lease agreement, specifying allowed types, sizes, breeds, and the number of pets.
• Financials are Key: Expect a combination of refundable pet deposits (to cover damages), non-refundable pet fees, or monthly pet rent. These must be clearly outlined.
• Laws are Non-Negotiable: The Fair Housing Act (FHA) provides strong protections. Legitimate service animals and Emotional Support Animals (ESAs) cannot be denied, and property managers cannot charge pet fees for them.
• Screening is Standard: Expect a pet screening process, much like a tenant application, which may include vet records and references to ensure the pet is a good fit for the property.
• Clarity is Crucial: A good property manager facilitates clear communication and sets expectations from the start, preventing future conflicts.

The Core of Pet Management: The Lease Agreement’s Pet Policy

A simple “pets allowed” note isn’t enough. A professional property management company establishes the foundation for successful pet cohabitation through a comprehensive pet policy, which is an addendum to the main lease agreement. This isn’t about being restrictive; it’s about creating clarity for everyone involved.

What Does a Professional Pet Policy Include?

• Approved Types of Animals: The policy will clearly state what is allowed. This almost always includes cats and dogs, but may have provisions for small, caged animals like birds or hamsters. Exotic or farm animals are typically prohibited.
• Breed Restrictions: This is a common and often necessary clause. Due to insurance liability and safety concerns, many properties have breed restrictions. These lists usually include breeds statistically associated with a higher bite risk. While controversial, these policies are legal, and property managers must enforce them to protect the property and the community.
• Size and Weight Limits: Especially in apartments or smaller rental property units, there may be a weight limit (e.g., “pets under 40 lbs”) to ensure the animal is suitable for the space.
• Maximum Number of Pets: The policy will specify the total number of pets allowed in the home to prevent overcrowding and excessive wear and tear.
• Health and Wellness Requirements: Reputable property managers will require proof that all pets are spayed or neutered. They will also require documentation of current vaccinations to ensure the health and safety of all residents and their pets. A great resource for pet owners to understand these requirements is the American Veterinary Medical Association’s (AVMA) page on preventive pet care.

Understanding the Costs: Pet Deposits vs. Pet Fees vs. Pet Rent

“How much extra will it cost?” is often the first question a pet owner asks. Property management companies use a few different financial tools to mitigate the risk of allowing pets. It’s crucial for pet owners to understand the distinction:

• Charging a Pet Deposit: Think of this like your standard security deposit, but specifically for your pet. It is a refundable amount of money held by the property manager to cover any damages that exceed normal wear and tear, such as chewed baseboards, stained carpets, or scratched doors. If the unit is left in good condition, this deposit is returned.
• Pet Fees: This is a one-time, non-refundable fee paid at the beginning of the lease. The purpose of a pet fee is to cover the administrative costs and general increased wear that comes with allowing a pet into the rental property.
• Pet Rent: This is a recurring monthly charge added to your base rent. Pet rent accounts for an animal’s ongoing presence on the property. The amount often varies by the pet’s size and type.

A professional firm like Avenue Residential Leasing & Management will be completely transparent about these charges, detailing them clearly in the lease so there are no surprises.

A Critical Topic: Service Animals, Emotional Support Animals, and the Law

This is where professional expertise is most critical. Misunderstanding the law can lead to serious legal trouble. The Housing Act, specifically the Fair Housing Act (FHA), provides specific protections for assistance animals.

What is a Service Animal?

A service animal, as defined by the Americans with Disabilities Act (ADA), is a dog (and in some cases, a miniature horse) that is individually trained to perform specific tasks for a person with a disability. You can read the official government definitions and rules on the ADA’s Service Animals information page.

• Property managers cannot deny a legitimate service animal.
• They cannot charge pet deposits, pet fees, or pet rent for a service animal.
• They can hold the tenant financially responsible for any damages caused by the animal.

What is an Emotional Support Animal (ESA)?

An emotional support animal (ESA) is an animal that provides therapeutic benefit, comfort, or emotional support to an individual with a mental or emotional disability.

• ESAs are not considered pets; they are assistance animals under the FHA.
• Property management companies must provide a “reasonable accommodation” for a tenant with a valid ESA request.
• Like service animals, ESAs are exempt from pet fees, pet rent, and breed or size restrictions.
• To validate the request, a property manager can, and should, ask for reliable documentation, such as a letter from a licensed healthcare provider, stating the tenant has a disability and the ESA is necessary to help them use and enjoy the dwelling. The U.S. Department of Housing and Urban Development (HUD) provides detailed guidance on this for both housing providers and tenants.

Navigating the nuances of an emotional support animal ESA request requires diligence and a thorough understanding of federal and local laws. This is a major benefit of working with an experienced property manager who can handle these requests correctly and ethically.

The Pet Screening Process: Ensuring a Good Fit for Everyone

Just as tenants are screened, so are their pets. This isn’t to be discriminatory; it’s a risk management tool that helps ensure a peaceful community. Responsible pet owners should be prepared for this step. A typical screening process managed by property management companies involves:

1. A Formal Application: Often using a third-party service, this application gathers all essential information about the pet.
2. Veterinarian Records: To verify spay/neuter status and up-to-date vaccinations.
3. Photos of the Pet: To confirm the breed and size of the animal.
4. References: Contacting previous landlords or property managers to ask about the pet’s behavior, any noise complaints, or past damages.

This thorough process protects the owner’s property, provides peace of mind to neighbors, and ultimately benefits responsible tenants by showcasing that their pet is a welcome addition.

Partner with the Pet-Friendly Professionals at Avenue Residential

Managing pets effectively is a hallmark of a great property management company. It requires a deep understanding of legal frameworks, a commitment to fair and consistent policies, and excellent communication skills.

For Property Owners: Our proven system for managing pets protects your investment while expanding your applicant pool to include millions of responsible pet owners.In fact, research from The Humane Society of the United States shows that pet-friendly rentals are easier to rent and have lower vacancy rates.

For Tenants: We provide clear, upfront information about finding a pet-friendly rental. We help you understand the policies and costs from the start and ensure your rights under the Housing Act are always respected.

Don’t let the complexities of pet management stress you. Whether you’re a landlord or a tenant, our team is here to help.

Contact Avenue Residential Leasing & Management today to experience the peace of mind that comes with professional, pet-friendly property management.

Frequently Asked Questions (FAQ)

Can a property manager deny my Emotional Support Animal (ESA)?

Under the Fair Housing Act, a property manager cannot deny a reasonable accommodation request for a legitimate Emotional Support Animal. They can, however, request reliable documentation from a healthcare professional to verify your need for the ESA. They can only deny the request if the specific animal poses a direct threat to the health or safety of others or would cause substantial physical damage to the property.

Why do I have to pay pet rent and a pet deposit?

These charges serve different purposes. The refundable pet deposit is held against potential damages caused by your pet. The monthly, non-refundable pet rent compensates the property owner for the additional general wear and tear a pet causes over the lifetime of the lease. Not all properties charge both; the specific financial requirements will be detailed in your lease agreement.

Are breed restrictions legal?

Yes, in most jurisdictions, private landlords and property management companies can legally enforce breed restrictions. These policies are typically based on the landlord’s insurance requirements and are not considered discriminatory under the Fair Housing Act, as breed is not a protected class. However, these restrictions cannot be applied to legitimate service animals or ESAs.

What if my pet damages the rental property?

As a tenant, you are financially responsible for any damages your pet causes that go beyond normal wear and tear. The cost of repairs will first be deducted from your pet deposit. If the damage exceeds the deposit amount, the remainder may be taken from your general security deposit, and you could be billed for any additional costs.