What a Pet Addendum Should Spell Out: 7 Must-Haves

TL;DR: A pet addendum should name the exact animal (breed, weight, age), set a specific pet deposit or monthly pet rent (commonly $200-$500 upfront or $25-$50/month), define who pays for damage beyond normal wear, and spell out what happens if the tenant adds an undisclosed pet. Leave any of these vague and you're negotiating after the damage is already done, not before.

_Last reviewed: July 2026 · 7 min read_

You let a tenant keep a dog because they seemed responsible, and eighteen months later you're staring at scratched hardwood and a security deposit that doesn't come close to covering it. The addendum you signed said "well-behaved pets allowed" and nothing else. Here's what should have been in it.

Okoniq Property Hub logs your pet addendum terms alongside deposit amounts and move-in photos, so you're never guessing what was agreed to when a damage dispute shows up two years later.

What should a pet addendum cover before you sign it?

A pet addendum needs to name the specific animal, not just "a pet." Write down the species, breed, color, age, and weight, and attach a photo. This matters because a tenant who signs off on "one small dog" and later swaps it for a 90-pound mixed breed has technically violated the lease, and you need the paper trail to prove it.

The addendum should also state the maximum number of animals allowed and whether that number can change without your written approval. Landlords who skip this end up finding out about a second or third pet during a maintenance visit, at which point the lease violation is harder to enforce because you never defined the limit in writing. If damage does show up mid-tenancy, the same documentation habits that catch 5 mistakes people make patching drywall — mainly, not photographing the wall before the tenant moves in — apply directly to pet scratches and gouges near doors and baseboards.

How much should a pet deposit or pet rent actually be?

Most landlords charge either a one-time pet deposit of $200 to $500 or ongoing pet rent of $25 to $50 per month, and the addendum should state which one applies, not leave it open to interpretation. Some states cap how deposits are labeled or require them to be refundable, so the addendum needs to specify whether the pet deposit is separate from the security deposit or folded into it.

If you're charging pet rent instead of a deposit, spell out that it's non-refundable and covers ongoing wear, not a one-time damage fund. Landlords who blend these two ideas often end up in a dispute at move-out because the tenant assumed the monthly pet rent already covered any damage, when it was only meant to offset extra cleaning and wear.

| Pet Deposit | Pet Rent | |---|---| | One-time, often $200-$500 | Recurring, often $25-$50/month | | May be refundable depending on state law | Typically non-refundable | | Covers damage beyond normal wear | Covers ongoing wear and tear | | Better for short leases | Better for long-term tenants |

What breed and weight restrictions belong in the addendum?

The addendum should list any breed or weight limits explicitly, tied to your insurance policy, not a personal preference. Many landlord insurance policies exclude coverage for specific breeds — commonly pit bulls, Rottweilers, and Doberman mix breeds — so if your policy has an exclusion list, that list belongs word-for-word in the addendum.

Weight limits should be stated as a hard number, such as "no dog over 40 pounds at full maturity," rather than a vague size category like "small dog." A puppy that fits the small-dog description at signing can double in size within a year, and without a numeric cap you have no enforceable limit. If a landlord ever needs to justify a denial or a removal request, having the number in writing tied to the insurance policy is what holds up.

What happens if a tenant breaks the pet rules?

The addendum should state a clear consequence for undisclosed pets, unauthorized breeds, or unpaid pet fees, typically a written notice period (commonly 10 to 30 days depending on state law) to either remove the animal or vacate. Without this clause, a violation just becomes an argument, not an enforceable term.

It should also address noise and nuisance separately from damage. A dog that damages nothing but barks through the night violates a different part of the lease than one that chews through drywall, and the addendum should list both as grounds for action. Tenants who install pet cameras or monitors to prove their pet's behavior during work hours are increasingly common, and it's worth pointing new tenants toward affordable options like the ones in 5 security upgrades under $100 that actually work if a noise dispute comes up — a camera with sound alerts settles more disputes than a phone call.

What if the animal is a service or emotional support animal?

Service and emotional support animals are not covered by a standard pet addendum, and landlords cannot charge pet deposits or pet rent for them under the Fair Housing Act. The addendum should include a line clarifying this distinction so tenants and property managers both understand that a documented service animal is exempt from the deposit, breed, and weight terms above.

Landlords can still ask for documentation of the disability-related need for an emotional support animal in most cases, though the request has to follow HUD guidance rather than a landlord's own judgment call. This is one area where a lawyer's review of the addendum language is worth the cost before you send it to a tenant, since a poorly worded exemption clause can create liability on its own. Persistent pet odor, especially from a bathroom or laundry area shared with an animal, is also worth flagging separately in the addendum's maintenance section — tenants sometimes don't realize signs their bathroom fan isn't doing its job are making an odor problem worse, not the pet itself.

FAQ

Can a landlord charge a pet deposit for an emotional support animal?

No. Under the Fair Housing Act, landlords cannot charge pet deposits, pet rent, or apply breed and weight restrictions to a documented emotional support animal or service animal.

How much should a pet deposit be in 2025?

Most landlords set pet deposits between $200 and $500, though some states cap the total deposit (security plus pet) at one to two months' rent, so check your state's limit before setting the number.

What breeds do landlord insurance policies commonly exclude?

Pit bulls, Rottweilers, Doberman Pinschers, and certain wolf-hybrid mixes are the most frequently excluded breeds, though the exact list varies by insurer and should be confirmed directly with your policy.

Is pet rent legal in every state?

Pet rent is legal in most states, but a handful cap total deposits in a way that effectively limits how much can be charged as pet rent on top of base rent, so it's worth a quick check against your state's landlord-tenant statute.

Should the pet addendum be a separate document or part of the lease?

A separate addendum is standard practice because it lets you update pet terms for a specific tenant without rewriting the full lease, and it keeps the pet-specific liability language clearly isolated for legal review.

This is educational information, not legal advice. Consult a landlord-tenant attorney and your state's housing statutes before finalizing pet addendum language, especially around service animal accommodations.