Security Deposit for Pets

Security deposit for pets varies depending on location, quality of a tenant application, and general rental market conditions. Landlords need to protect their assets. By allowing pets, the tenant pool becomes a lot bigger which is good when trying to find the best tenants. But it's also important for landlords to know the most common damage that can be caused by pets, and proactively build a system to protect against those damages.

The first way to protect against pet damage is to collect security deposit for pets. This can be in addition to the regular security collected from a tenant. So how much pet security can a landlord require from a tenant? Check your state's laws, but most states are very flexible when it comes to pet security. In Florida, there is no limit to how much a landlord can collect in security. And the amount can vary greatly depending on location, quality of a tenant application, and general rental market conditions.

Refundable or Non-Refundable?

Collecting additional security for pets creates a multiple security deposit situation, but is usually in the best interest of the landlord. That money is separate from the normal security deposit. And it’s absolutely possible to designate this security deposit for pets as “non-refundable”. Why? As an example, a property may have carpet. If a landlord collects a $200 non-refundable pet deposit, that money will cover the carpet cleaning once the tenant (and pet) moves out. Depending on how competitive your current pet-friendly rental market is… you’ll need to decide if the pet deposit will be refundable or non-refundable. Generally, the more competitive the market, the less you’ll want to require or your vacancy could be most costly than the expense from carpet cleaning! It’s very common to charge pet deposits in the range of $100 to $200 per pet. For larger homes, homes with wood flooring or ornate custom wood trim and doors, and especially if the pet is a puppy, it’s common for landlords to require a $500 deposit. More than that isn’t common for the average rental property.

Security deposit for pets...
what's the normal amount?

Depending on the location and area where the rental property is located, there is usually a “normal amount” area renters are used to paying for the pet deposit. However, it’s completely up to the landlord on the amount to charge. Every situation is different. Every PET is different!

Age and breed of pets
is important to consider

Generally, it’s accepted and normal for landlords to require a $200 refundable pet deposit for each pet, in addition to the regular security deposit (generally the equivalent of one month’s rent). HOWEVER… if the rental property has brand new flooring, or other conditions which warrant additional concerns about pets and pet damage… landlords can charge a NON-refundable pet deposit instead of the more common refundable deposit. Also, charging a higher amount to cover a security deposit for pets is always a good thing if it doesn’t cause the landlord to lose good tenants.

For instance, if your new tenants are bringing a brand new 6 month old boxer or bulldog puppy, accept that there WILL be issues! Once puppies start teething, especially larger breeds, they often find wood inside the home to chew on like the bottom corners of doors. Grass in the backyard will often die in certain spots. House training a dog can often leave urine and other soil staining on carpets, affect laminate flooring badly, or stain grout on tile flooring. Even if you charge one month’s security plus collect a $200 pet deposit, chances are the damage for a larger breed puppy could far exceed the money you have in security to claim, to make those needed repairs.

Landlords have full control over IF they allow pets, and any restrictions on them. Consider advertising the rental listing with pet restrictions. For instance, pet restrictions: one pet allowed, with $200 non-refundable pet deposit required. OR… “two pet maximum”, additional month’s rent as security required. OR… one pet maximum, no larger than 35 lbs.

Puppies, very old large breed dogs and indoor cats can cause the most cost damage.
Make sure to collect a fair amount of security to help cover potential repair expenses.

Putting Pet Security in writing:
inside a lease and as addenda

Including Pet Deposit wording inside of a lease before tenancy begins:

If you’ve decided to accept a tenant and know they have pets… first make sure to get all pertinent information for each of the pets you have approved. Yes, it’s important that you approve each pet. Make sure you know the breed and age of each pet. And how many pets!

Once you’ve determined, and let the tenant know, how much pet security you are charging, you need to put it all in writing. Since at this point no lease has been signed yet, make sure there is a separate clause inside of your lease specific to your pet. If you are using a lease that can’t be modified, you’ll need to use a Pet Addendum.

Pet Addendums to a lease:

A Pet Addendum to a lease would be a separate page needing signatures of all parties (landlord and tenant). It should include as much information as possible about the approved pet(s) and any legal verbiage to help protect the landlord from liability, and also to ensure the page is adopted as part of the lease with all other terms remaining in effect.

Having a multiple security deposit situation where you are collecting a separate amount of security specific to pets gives a good opportunity to outline the additional expectations you have for the upkeep of the property in relation to potential pet damage and liability. Consider creating a separate page in the lease, and naming it Pet Addendum. By having a separate page, IF your tenants have a pet(s) you can customize that page easily to match the specifics of the situation. The more specific verbiage you include in your lease, the better. And make sure to include the Security Deposit for Pets that you are collecting and holding.

Florida Landlord/Tenant Statutes