A Guide to What You Should Include in Your Pet Addendum

The number of renters with pets is on the rise, with recent data showing that nearly 60% of renters own pets. Property owners who allow pets attract a wider pool of applicants and have less trouble filling vacancies and finding quality tenants. 

That said, many landlords are worried about allowing pets because of the potential for pet damage, nuisances, or liability risks. The good news is that a detailed pet policy, with clear rules and requirements for having a pet in a rental unit, dramatically reduces the risk associated with allowing pets. 

We encourage landlords to allow pets in rentals whenever possible. However, any time you allow pets, you should include a detailed animal policy as part of your rental contract. 

Here’s a guide to creating a reliable and effective pet addendum. Visit ezLandlordForms to customize your pet policies and landlord forms in minutes. 

What Is a Pet Addendum?

A pet addendum is an addendum to a residential lease agreement that outlines all terms, rules, and requirements for having a pet in a rental unit. It serves as a supplement to the rental contract to provide detailed instructions regarding pets. 

A thorough pet policy addendum outlines: 

• The types and breeds of pets allowed in the rental unit
• Tenant responsibilities 
• Rules about where pets can be, where pets must be leased, and how tenants should handle pet waste
• Who is responsible for damage caused by pets 
• Consequences for failure to comply with the property’s pet rules 

Why Landlords Need a Pet Addendum 

Anytime a landlord allows pets in a rental property, the landlord should have an executed pet agreement in place. When you have detailed pet rules that both parties have agreed to, it: 

• Protects the landlord and rental unit by outlining all tenant responsibilities. Landlords should make it clear that any damage caused by the pet is the tenant’s responsibility. This includes things like chewed door frames, scratched or damaged doors, stained carpets, or scratched floors. Landlords do not want to get stuck paying for this type of damage. 
• Prevents misunderstandings between landlords and tenants. A detailed animal addendum provides clarity about the type of animals allowed, any breeds or animals that are not allowed, the process for adding additional pets, and the rules for having pets. This avoids confusion and reduces the risk of disputes. 
• Reduces the risk of conflicts with other tenants or neighbors. Landlords need clear pet rules that are applied consistently to all tenants. This means there’s transparency about where pets are allowed, quiet hours, dealing with pet waste, and leash laws. Consistency in applying and enforcing rules reduces the risk of complaints or frustration from other tenants and neighbors. 
• Reduces landlord liability. Good systems for dealing with pets include requiring that pets be vaccinated, requiring pet owners to comply with all leash laws, and even doing some pet screening. This increased diligence reduces the risk of landlords being held liable for any harm caused by a tenant’s pet. 
• Attracts and retains quality tenants. Pet owners want clarity about rules and policies. Landlords who allow pets and are transparent about pet policies attract and keep quality tenants. 
• Improves landlord-tenant relationships. Pets often can be a source of frustration between landlords and tenants, but they don’t have to be. Clear policies avoid confusion and minimize the risk of disputes. A thorough pet agreement also sets a professional tone from day 1 and establishes good landlord-tenant communication. 

Key Clauses to Include in a Pet Addendum

To get the most out of your pet lease addendum, you want it to be: 

     ✅ Thorough and detailed
     ✅ Customized to the unique requirements of your rental property
     ✅ Easy for the landlord and tenant to read and reference 

The addendum should include: 

1. A clear description of the pets who are approved to be in the unit – including the type, breed, weight, and age. 
2. Specific rules for the approved pet or pets – for example, leash requirements, waste cleanup policies, and where pets are permitted on the property. 
3. Pet fee or pet deposit information. If you collect a pet fee or pet security deposit, include information about the amount, whether or not the fee is recurring, whether the fee is refundable, and, if so, terms for getting a refund. 
4. A statement of liability, making it clear that the tenant is responsible for any damage the pet causes. Some landlords require or encourage tenants to obtain additional renters insurance to ensure they’re covered for any damage a pet may cause. 

Common Mistakes to Avoid in Pet Policies 

Unfortunately, pets can be a common source of headaches, expense, and frustration for landlords. Some of the most common landlord mistakes when dealing with pets are: 

     🚫 Not documenting rules 

     🚫 Not enforcing pet policies

     🚫 Being inconsistent with pet policies or enforcement

     🚫 Violating fair housing laws by treating emotional support animals like pets

     🚫 Not requiring written approval for additional pets in the unit

     🚫 Infrequent inspections of the unit to identify damage caused by pets

     🚫 Not screening pets, checking pet references, or collecting information about pets

     🚫 Making pet fees or pet deposits too low 

     🚫 Not providing clear consequences for violating pet rules 

The best way to avoid these common mistakes is to: 

     ✅ Create and enforce a detailed pet policy 

     ✅ Be familiar with applicable fair housing laws

     ✅ Know your landlord rights and landlord responsibilities 

     ✅ Regularly inspect all rental units

What Happens if a Tenant Violates a Pet Policy?

A good pet provision includes clear consequences for failure to comply with the rules. Common ways that landlords deal with pet rule violations are: 

• Withdrawal of approval to have the pet in the unit for repeated violations, such as noise complaints
• Issuing a formal unauthorized pet lease violation notice 
• Fines for failure to comply with rules about waste removal or leash requirements 
• Official notices to cure or vacate to address lease terms violations

If your pet agreement is included as an addendum to your lease agreement, then violations of the policy would be considered a violation of the lease terms. In such situations, landlords treat pet rule violations in the same manner as they would other lease violations.

This means sending a formal notice of the violation and giving the tenant adequate time to cure the violation. If the tenant fails to comply with this notice, the landlord may be forced to initiate eviction proceedings. 

How to Handle Emotional Support Animals Under the Fair Housing Act?  

When considering implementation and enforcement of tenant pet policies, landlords need to understand that emotional support animals are not considered pets. Fair housing laws protect renters with disabilities who need support animals. This means pet policies, pet fees, and pet deposits don’t apply to service animals. 

The Fair Housing Act requires that landlords make reasonable accommodations for tenants with service animals. Landlords can request verification from a physician that the tenant needs a service animal and documentation for the service animal.

If you have concerns or questions about a tenant requesting an emotional support animal, consult with a local attorney to ensure compliance with all fair housing laws. 

Customize a Sample Pet Addendum Template 

Allowing pets can be a great way to attract and retain quality tenants. The key for landlords is having and enforcing pet policies that reduce the risk of pet damage or pet complaints. 

A good lease includes a clause about pet rules and a detailed pet agreement. Our lease package has both. 

Customize your state-specific lease agreement in minutes and add a personalized pet addendum with just the click of a button. 

Already have a lease in place, but need to update your pet policy? Just create your pet agreement addendum and add it as an amendment to your current lease. 

Visit ezLandlordForms to customize the property management forms you need to ensure you, your rental property, and your tenants are protected.