Pet Policies for Florida Rental Properties: A Landlord's Guide

About 67% of American households own a pet. For landlords, that means most of your applicant pool has an animal — and a strict no-pet policy eliminates the majority of qualified tenants. The smart approach is not to ban pets, but to structure a pet policy that protects your property, generates additional revenue, and complies with Florida and federal law.

What Is the Difference Between a Pet Deposit, Pet Fee, and Pet Rent?

Florida law allows landlords to charge all three — but each serves a different purpose:

Pet deposit ($200-$500): A refundable deposit held to cover pet-related damage. If the pet causes no damage beyond normal wear and tear, you return it at move-out per the same timeline as the security deposit (F.S. 83.49).

Pet fee ($150-$300): A one-time, non-refundable fee to offset the cost of pet-related cleaning between tenancies. This covers deep carpet cleaning, flea treatment, and minor wear.

Pet rent ($25-$75/month per pet): Monthly rent added for each approved pet. Over a 12-month lease, this generates $300 to $900 per pet in additional revenue. Many landlords find that pet rent is the most effective tool — it offsets ongoing wear and incentivizes tenants to be honest about their pets.

Can You Restrict Dog Breeds in a Florida Rental?

Yes — private landlords can restrict specific breeds in their lease agreements. Common restricted breeds include pit bulls, Rottweilers, Dobermans, German Shepherds, and Akitas. However, Florida Statute 767.14 prohibits municipalities from enacting breed-specific legislation, so local governments cannot ban specific breeds.

The practical reason for breed restrictions is usually insurance. Many homeowners insurance policies exclude certain breeds from liability coverage — and if your insurance does not cover a breed, allowing it on the property creates an uninsured liability. Check your policy before setting breed restrictions in your lease.

Weight limits (typically 25-50 lbs) are another common approach. They are easier to enforce consistently and avoid the perception of breed discrimination, while still limiting the size of animal in the property.

What Are the Rules for ESAs and Service Animals?

This is where landlords get into the most legal trouble. Under the Fair Housing Act, emotional support animals (ESAs) and service animals are not pets. You cannot:

• Charge a pet deposit, pet fee, or pet rent for an ESA or service animal
• Deny housing based on breed, weight, or species restrictions for an ESA or service animal
• Require the animal to be certified, registered, or trained (for ESAs — service animals are different)

You can request documentation from a licensed healthcare provider stating the tenant has a disability-related need for the animal. Florida Statute 760.27 specifically addresses fraudulent ESA documentation and imposes penalties for misrepresentation.

If an ESA or service animal causes damage, the tenant is still responsible for that damage. You can deduct repair costs from the security deposit. The accommodation requirement applies to housing access and fees — not to damage liability.

How Should You Screen Pets Before Approving Them?

A pet screening application should collect:

• Pet type, breed, weight, and age
• Current vaccination records (rabies, distemper, bordetella)
• Spay/neuter status
• Behavioral history (any bite incidents or aggression complaints)
• Photo of the animal
• Previous landlord reference regarding pet behavior

Third-party pet screening services like PetScreening.com provide a standardized evaluation and scoring system. These services also handle ESA verification, which reduces liability for the landlord. Tenant screening should include pet screening as a standard part of the application process.

How Do You Document and Recover Pet Damage?

Documentation is everything. Take dated photos of the property at move-in (before the pet arrives), during quarterly property inspections, and at move-out. Common pet damage includes:

• Carpet staining and urine odor (often requires full replacement, not just cleaning)
• Scratched hardwood floors, door frames, and baseboards
• Chewed window blinds, molding, and door jambs
• Yard damage — dead grass, holes, damaged landscaping
• Flea infestation requiring professional treatment

Under Florida Statute 83.49, you have 30 days after the tenant vacates to either return the deposit or provide written notice of your intent to claim against it. Get repair estimates from a vendor and include them with your claim notice. The combination of the security deposit and pet deposit should cover most pet damage — but for severe cases (full carpet replacement, subfloor treatment), you may need to pursue the tenant for the balance.

How Does ViVi PM Structure Pet Policies?

ViVi Property Management uses a structured pet policy that protects the property while keeping the applicant pool wide. We screen every pet through an application process, collect a refundable pet deposit plus monthly pet rent, document property condition before and after pet occupancy, and handle all ESA and service animal requests in full compliance with the Fair Housing Act.

The result: pet-friendly properties lease faster, generate additional revenue, and experience lower turnover because pet owners have fewer housing options and tend to stay longer. Call (813) 428-9800 or contact us online to discuss pet policy options for your rental.

Barrett Henry

Designated Property Manager

23+ years of real estate experience. Barrett lives in Valrico and manages rentals across east Hillsborough County — the same neighborhoods he drives through every day.

Full bio →