Tenants with Pets: Best Practices for Landlords

According to the APPA National Pet Owners Survey, roughly 67% of U.S. households own a pet — and the share has only climbed since the pandemic. The question for landlords isn't really “do I allow pets?” but “how do I allow them safely?”

Four things matter: local regulations, homeowners' insurance implications, lease design, and the rules around service and support animals.

Research Local Regulations

Baltimore City

• All dogs and cats over four months must be licensed.
• Animal waste must be picked up immediately — on your property and while walking on public, park, or private property.
• Tethers must be at least three-and-a-half times the dog's body length and must prevent tangling and choking.

Baltimore County

• All dogs and cats must be licensed by four months of age.
• Allowing a dog to bark excessively is a violation.
• Owners are responsible for timely removal of pet waste on public and private property.
• Chains used outside must include a swivel.

Prince George's County

There is a pit bull ban in effect. The definition is broad: Staffordshire Bull Terrier, American Staffordshire Terrier, American Pit Bull Terrier, or any dog exhibiting the characteristics of a pit bull more than any other breed.

Pets and Homeowners' Insurance

Dog bites are more common than landlords often assume. The Insurance Information Institute and State Farm reported that dog bites and other dog-related injuries account for more than one-third of all homeowners-liability claim payments — close to $700 million in a recent year.

Many homeowners' policies will not cover certain breeds. Some carriers will cover breeds that others won't, often case-by-case and with conditions like a meet-and-greet. Confirm the breed is covered before signing the lease.

Crafting the Lease Agreement

• Pets can mark territory, scratch surfaces, and shed profusely. Charge a pet deposit, a pet premium, or both. Some landlords prefer a non-refundable pet fee to avoid disputes about whether the pet caused the damage.
• Cap the number of pets per unit.
• List excluded breeds if your insurance requires them.
• Require a pet health certificate documenting general health, state-required vaccinations, and freedom from parasites.

Service and Support Animals Are Different

Service and support animals are not pets. Owners do not pay pet fees. The landlord retains the right to charge a security deposit and to recover damages, and to apply through legal channels for removal if the animal causes a nuisance.

The landlord can request a letter from a healthcare provider confirming that the tenant has a physical or mental impairment and how the animal helps. The landlord may not:

• Require a healthcare professional to use a specific form.
• Require notarized statements.
• Require statements under penalty of perjury.
• Require detailed information about the impairment.

HUD's January 2020 Assistance Animal Notice is a must-read for anyone managing residential rentals. HUD strongly encourages both housing providers and individuals with disabilities to consult it when making accommodation decisions.

Final Word

If you accept pets, lean into it. Fenced yards and doggie doors make a rental significantly more attractive to a pet-owning tenant — the largest demographic in the rental market today.