Should I Pet fees/pet deposit or pet rent?

Question

I’m renting out my 3 bedroom apartment in Providence ri. What are your thoughts on charging pet rent for multiple animals? Just feels excessive to charge pet rent. Instead should I charge a pet fee upfront per animal and a non refundable pet deposit?  I don’t want to turn off a good tenant

Richard F. · Answer

Whichever way you go, be sure to ALSO establish Pet Rules, to include requirement for a current Vet's health report; requirement for verification of spay/neuter status (to prevent aggressive behavior or commercial use) as well requiring leash or carrier and cleaning up after in common areas of a multi-fam property and restoration of yards that are part of specified premises.

Kim Gray · Answer

Gladys, good question and worth getting right for Rhode Island specifically.

Rhode Island limits total security deposits to one month's rent regardless of what you call it. So if you charge a pet deposit it counts toward that one month cap. Worth keeping that in mind as you structure your fees.

Monthly pet rent is a separate charge added to the base rent. It does not count toward the deposit cap. Many landlords prefer it for multiple animals because it generates ongoing income and is easier to justify than a large upfront deposit.

A non-refundable pet fee may be allowed if your lease specifically permits it; but confirm that with a local attorney before using it since Rhode Island has strict deposit rules and the consequences for overcharging can be significant.

My general approach: monthly pet rent per animal plus a written pet addendum that clearly documents each approved animal and the tenant's responsibility for any damage. Keeps it clean and enforceable.

James J. Rezendes II · Answer

I'm just setting up my new account, so I may be late to the game here...

The short answer is — in Rhode Island, a pet deposit can get tricky fast because your total security deposit (including any pet deposit) cannot exceed one month's rent. So if you're already collecting a full month as a security deposit, you can't legally stack a pet deposit on top of it.

That's why most experienced RI landlords skip the pet deposit altogether, I would suggestAn additional $50–$100/month tacked onto the base rent. Simple, legal, and generates ongoing income rather than a one-time payment. A lot of landlords actually prefer this.

You can also require tenants to carry renter's insurance with pet liability coverage as a lease condition — good protection against bite/injury claims without touching your deposit structure at all.

Whatever you go with, just make sure it's clearly spelled out in the lease before anyone signs!

Drew Sygit · Answer

Most PMCs charge:

1) Nonrefundable Pet Fee: covers costs of screening the pet2) Pet Deposit if legally allowed: covers potential damages by pet3) Pet Rent: covers extra wear & tear caused by pets

You seem to be using emotion instead of logic🙃

Kim Gray · Answer

Gladys this is one of the most common questions landlords wrestle with and your instinct to think it through carefully before deciding is exactly right.

Here is how most experienced landlords structure it:

Pet deposit — refundable, held alongside the security deposit, returned at move out if no pet damage. This gives you a financial cushion for repairs without feeling punitive to the tenant.

Pet fee — non refundable, charged upfront per pet. Covers general wear and tear that is hard to prove at move out. Simpler and cleaner than trying to itemize pet damage later.

Pet rent — monthly additional charge per animal. Ongoing revenue that offsets the long term wear pets cause to flooring, walls, and fixtures over the life of the tenancy.

For multiple animals most landlords combine approaches. A non refundable pet fee per animal upfront plus a modest monthly pet rent is the most common structure for multiple pet situations.

Rhode Island specific note:

Check your state security deposit laws before collecting any refundable pet deposit. Rhode Island has specific rules on how much total deposit you can hold. A refundable pet deposit counts toward that cap.

Your instinct about not turning off a good tenant is right. A well structured pet policy protects you financially without feeling excessive to someone who takes good care of their animals.

You can absolutely do this Gladys!

Lydia Winn · Answer

While a monthly fee is a smart way to offset the wear and tear on things like softwood floors, there is definitely a "sweet spot" to consider. Once that fee climbs much past $20 per month, I often see tenants pivot toward getting an ESA (Emotional Support Animal) letter.

Under the Fair Housing Act, a verified ESA isn't legally classified as a "pet," which means the landlord generally cannot charge any pet fees or additional deposits at all. Keeping the fee around $20 often makes it a "path of least resistance" for the tenant—they’d rather pay the modest monthly amount than deal with the hassle of documentation. It’s a strategic way to keep the pet status active while still protecting your bottom line.

Brian Campbell · Answer

charging a pet fee is a normal thing at least in PA.   I would consider this vs an additional deposit because the monthly pet fee isnt refundable.   Most people with pets are willing to pay a reasonable monthly fee to keep their pets.   $20 per month seems to be a reasonable fee but that could vary based on your area, pet type, etc.  If there is more than one pet you could also reduce the fee (say $30 for 2 etc).   I would also take into consideration the type of place that is being rented.  In multi units a barking dog or an aggressive dog could be a issue for the landlord in the future.  ALso, the condition of the unit should be considered.  If you have softwood floors do you want a dog or cat potentially putting marks in the floors.  jthese are just some things to consider.