Pet Addendum Template
How it works
A pet addendum modifies a residential lease to permit a tenant to keep one or more pets, specifying any additional deposit, pet rent, permitted pet types, and pet-related rules. The Pet Addendum Template generates a standard residential pet permission agreement.
**When a separate addendum is needed** Most residential leases prohibit pets by default or require landlord approval. A pet addendum amends the base lease to permit specific pets while establishing terms that manage risk to the landlord's property. It becomes part of the lease by reference and must be signed by all parties.
**Key provisions** Description of permitted pet(s): species, breed, weight, name; pet deposit: amount (subject to state limits — in California, the total of all deposits cannot exceed 2 months rent for unfurnished); pet rent: monthly charge for the pet ($25–$100/month common); liability: tenant responsible for all damage caused by the pet, including to other units and common areas; disturbance rules: noise, aggressive behavior, waste disposal; guest pets: policy on temporary pet guests; loss of privilege: conditions under which pet permission can be revoked.
**Emotional support animals (ESAs) and service animals** The Fair Housing Act prohibits refusing to make reasonable accommodations for persons with disabilities who require assistance animals (including ESAs). Landlords may not charge pet deposits or pet rent for ESAs or service animals — doing so violates the FHA and HUD regulations. Landlords may request documentation of disability-related need from a licensed health professional for ESAs (but not for service animals trained to perform a specific task).
This tool generates a template. Fair Housing Act compliance is the landlord's responsibility regardless of lease language.
Frequently Asked Questions
- Description of the pet(s) (species, breed, weight, name — to prevent undisclosed additional pets), pet deposit or pet fee (deposit is refundable; fee is non-refundable), monthly pet rent if any, damage responsibility (tenant is liable for all pet damage beyond normal wear), liability for injury (tenant liable for bites or injuries caused by the pet), restrictions (no additional pets without approval, pet must be licensed and vaccinated), and grounds for pet permission revocation (documented complaints, dangerous behavior).
- Yes. A pet deposit is refundable — it's returned at move-out minus actual pet-related damages, just like a security deposit. A pet fee is a non-refundable one-time charge for permitting a pet. Monthly pet rent is an ongoing additional charge. Many states limit total security deposits; some states include pet deposits in the security deposit cap. California, for example, caps total deposits at 2 months' rent (unfurnished) regardless of how they're labeled — you can't collect a separate pet deposit that exceeds the cap.
- Generally yes for standard pets — landlords can prohibit pets or charge additional fees. Exception: service animals and emotional support animals (ESAs) are not legally 'pets.' The Fair Housing Act requires reasonable accommodations for service animals and ESAs regardless of no-pet policies, and landlords cannot charge pet deposits or fees for them (though they can require documentation). Breed restrictions for service animals are also generally prohibited. Violating these rules is a Fair Housing Act violation with significant penalties.
- The new owner takes the property subject to existing leases and must honor all tenant deposits. The previous landlord should transfer all security and pet deposits to the new owner at closing, and both buyer and seller should provide written notice to tenants. If the new owner refuses to return deposits at lease end claiming they never received them, the tenant can sue the previous owner, the new owner, or both depending on state law. Some states require notice to tenants when deposits are transferred to a new owner.