Key Takeaways
- ✓Roughly 65-70% of renters in east Hillsborough have pets — banning all pets dramatically shrinks your tenant pool.
- ✓A structured pet policy (deposit + pet rent + breed/size limits) protects your property while keeping your pool large.
- ✓Assistance animals (service and emotional support) are NOT pets under the Fair Housing Act — you cannot charge pet fees or deny them.
- ✓Pet rent of $25-$50/month per pet adds $300-$600/year to your rental income.
- ✓Require renters insurance with pet liability coverage for additional protection.
Pet policies are one of the most debated topics among rental property owners. Some landlords ban all pets. Others have no restrictions. Both extremes cost you money. Here is how to build a pet policy that protects your home, maximizes your tenant pool, and adds to your bottom line.
Why Does a No-Pets Policy Cost You Money?
According to the American Pet Products Association, approximately 67% of U.S. households own a pet. In east Hillsborough — with its family-oriented neighborhoods, fenced backyards, and suburban lots — that number is likely higher. When you ban pets, you are eliminating two-thirds of your potential tenant pool.
Fewer applicants means longer vacancy, less competition for your unit, and less negotiating power on rent. A well-structured pet policy generates additional income (pet rent) while keeping your pool large and competitive.
What Pet Policy Do We Recommend?
Here is the pet policy structure we use for most east Hillsborough properties:
What Do You Need to Know About Breed Restrictions?
Most breed restrictions come from your insurance carrier, not from personal preference. Common restricted breeds include Pit Bulls, Rottweilers, German Shepherds, Dobermans, Akitas, and wolf hybrids. Before setting your policy, check with your insurance company — if they exclude certain breeds and a dog bite claim occurs, you may not be covered.
Some HOAs in east Hillsborough (including communities in FishHawk and Riverview) have their own breed and size restrictions that override your lease terms. Always cross-reference your pet policy with the HOA covenants.
Why Are Assistance Animals Not Considered Pets?
This is where landlords get into fair housing trouble. Under the Fair Housing Act, assistance animals (both service animals and emotional support animals) are reasonable accommodations for tenants with disabilities. The rules are clear:
- ✓You must allow assistance animals even in a no-pet property
- ✓You cannot charge pet deposits or pet rent for assistance animals
- ✓You cannot apply breed, weight, or species restrictions to assistance animals
- ✓You can request documentation from a qualified healthcare provider for ESAs
- ✓You can hold the tenant liable for any damage the animal causes
ESA fraud is a real concern — websites sell "certification letters" without any legitimate provider-patient relationship. You can verify that the documentation comes from a licensed mental health professional who has an established relationship with the tenant. HUD has issued guidance on evaluating ESA requests — we follow it for every accommodation request we receive.
How Can You Protect Your Property from Pet Damage?
Even with a solid policy, prevention is key:
- •LVP flooring over carpet. Pet stains on carpet are often impossible to fully clean and require replacement ($1,500-$2,000). LVP is water-resistant, scratch-resistant, and wipes clean. The upfront cost pays for itself in one pet tenant.
- •Regular inspections. Catching pet damage early (chewed trim, scratched doors, urine stains) allows you to address it with the tenant before it becomes a major issue. We include pet areas in every routine inspection.
- •Renters insurance with pet liability.If a tenant's dog bites a visitor, the tenant's renters insurance responds before your landlord policy. This is why we require it.
- •Detailed move-in/move-out photos. Document yard condition, flooring, trim, and doors. Pet damage deductions from the security deposit are defensible when you have timestamped before/after photos.
What Is the Bottom Line on Pet Policies?
A thoughtful pet policy is better than a blanket ban. You keep your tenant pool large, generate additional monthly income through pet rent, and protect your property through deposits, insurance requirements, and regular inspections. The key is putting the policy in writing, applying it consistently, and knowing the difference between pets and assistance animals.
Need help structuring a pet policy for your rental? We handle this as part of our full-service management — including assistance animal accommodations, insurance verification, and inspection-based enforcement.
Frequently Asked Questions
Can I charge a pet deposit AND pet rent in Florida?+
Can I refuse to accept pets at my rental property?+
What is the difference between a service animal and an emotional support animal?+
Related Reading
Florida Landlord-Tenant Law Guide
Security deposits, notices, eviction process, and everything FL statute requires of rental owners.
When a Repair Is the Tenant's Problem vs. Yours
Who pays for what under Florida law — from clogged drains to broken blinds to HVAC failures.
Full-Service Property Management
Pet policy enforcement, inspections, and lease management handled for you.
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 →