Should You Allow Pets in Your Rental?
Pet-friendly rentals fill faster, keep tenants longer, and command higher rent — but only with the right policies and paperwork. Here's how Washington landlords should approach it.
Roughly two-thirds of U.S. households own a pet, yet pet-friendly rentals remain in short supply. That imbalance is a real opportunity for landlords willing to manage pets thoughtfully.
This guide covers the financial case for allowing pets, how to protect your property, and the Washington rules you must follow around deposits and assistance animals.
The case for allowing pets
Pet-friendly homes attract a much larger applicant pool, which means shorter vacancies. Pet owners also tend to stay longer — because pet-friendly options are scarce, they're less likely to move — reducing your turnover costs.
You can also charge appropriately for the added risk through pet rent and pet deposits (within legal limits), which offsets potential wear.
- Larger applicant pool and faster leasing
- Longer average tenancies and lower turnover
- Additional revenue through pet rent
- Competitive edge over pet-restricted listings
How to protect your property
A clear pet policy in your lease is essential. Spell out the number, type, size, and breed limits (applied reasonably), require current vaccinations, and document the pet with a pet addendum.
- Use a written pet addendum for every approved animal
- Set reasonable limits on number and size
- Require proof of vaccinations and licensing
- Document the unit's condition thoroughly at move-in
- Consider requiring renters insurance with liability coverage
Washington deposit and pet-rent rules
In Washington, if you charge a pet deposit, the total of all deposits and non-refundable fees is regulated, and any non-refundable fee must be identified as non-refundable in a written rental agreement. Pet rent (a recurring monthly charge) is generally allowed and is separate from the refundable deposit.
Keep pet charges reasonable and clearly documented. Excessive or hidden fees invite disputes and can run afoul of state and local rules.
Assistance animals are not pets
This is where many landlords get into legal trouble. Under fair housing law, service animals and emotional support animals are considered assistance animals — not pets. You cannot charge pet deposits or pet rent for them, and you must provide a reasonable accommodation even in a 'no pets' property.
You may request reliable documentation of a disability-related need when it isn't obvious, but you cannot demand detailed medical records, and breed or size restrictions generally don't apply to assistance animals. When in doubt, consult an attorney before denying a request.
Frequently Asked Questions
Should I allow pets in my rental property?
For most owners, yes. Pet-friendly rentals lease faster, retain tenants longer, and can command additional pet rent. The key is a clear written pet policy and thorough move-in documentation to manage the added risk.
Can I charge a pet deposit in Washington?
Yes, within Washington's deposit rules. Any non-refundable fee must be clearly labeled non-refundable in a written agreement. Pet rent is separate from the refundable deposit and is generally permitted.
Can I charge a pet deposit for a service or emotional support animal?
No. Assistance animals are not pets under fair housing law. You cannot charge pet deposits or pet rent for them and must provide a reasonable accommodation, even in a no-pets property.
Can I enforce breed or size restrictions?
You can set reasonable breed and size limits for regular pets, but these restrictions generally do not apply to assistance animals. Apply any policy consistently and reasonably.
How much more can I charge for a pet-friendly rental?
Many Washington landlords add pet rent in the range of $25–$50 per pet per month plus a pet deposit, depending on the market. Keep charges reasonable and clearly documented in the lease.
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- RCW 59.18.253 — Deposit to secure performance — Nonrefundable fees (app.leg.wa.gov)
- Fair Housing Act — Assistance Animals guidance, U.S. Department of Housing and Urban Development (hud.gov)
- RCW 49.60.222 — Unfair practices with respect to real estate transactions, assistance animals (app.leg.wa.gov)
- American Veterinary Medical Association — U.S. pet ownership statistics (avma.org)
This article is for general informational purposes and reflects Washington State law as of July 2026. It is not legal advice. Landlord-tenant rules change and vary by city and county — consult a qualified attorney or your local housing authority for guidance on your specific situation.