Housing
Building the Right Pet Policy for Your Apartment Community
86% of dog-owning apartment residents say pet policies are their top consideration when choosing where to live, ranking above cost and location, according to a 2023 survey by Cortland of 1,170 apartment renters across Gen Z to Gen X. 80% say they would consider moving if their current situation was not dog-friendly.
That is the market a property operator is competing in. Getting the pet policy right is not a compliance exercise. It is a leasing and retention strategy.
What Decisions Does a Pet Policy Actually Need to Cover?
A functional pet policy addresses seven distinct areas, each with real revenue and risk implications. The instinct to be restrictive on every element costs operators applicants. The instinct to eliminate all restrictions without a risk framework creates different problems. The goal is a policy that is genuinely welcoming and operationally defensible.
1. Breed Restrictions
Reduce or eliminate them where possible. Breed restrictions directly shrink the pool of qualified applicants, and they are a primary driver of fraudulent ESA accommodation requests; renters whose dog is a restricted breed will sometimes misrepresent it as an assistance animal to bypass the policy. Breed restrictions do not apply to assistance animals under the Fair Housing Act, so the restriction only affects the renters who are being honest.
Many operators cite insurance carrier requirements as the reason for breed bans. This is often a misconception. Many carriers do not require breed restrictions. It is worth verifying your carrier’s actual requirements before maintaining a policy that is costing you applicants.
Where restrictions do remain, evaluate pets individually rather than by breed category. Behavior and temperament are more useful predictors of risk than breed alone.
2. Weight Restrictions
The standard industry weight limit of 45 to 50 pounds has no concrete data behind it. Research does not show that larger pets cause more property damage than smaller ones. The restriction simply disqualifies renters with large dogs, which are extremely common.
One exception worth maintaining: upper-floor weight considerations for noise impact on downstairs neighbors, and aquarium size limits if fish are permitted. A filled 75-gallon tank weighs up to 1,000 pounds and poses a genuine structural and water damage risk.
3. Exotic Pets
Define explicitly what is and is not permitted. Birds, reptiles, and small mammals each carry different risk profiles. A clear list prevents ambiguity at the application stage and avoids disputes later.
4. Number of Pets Per Unit
The American Veterinary Medical Association reports the average dog-owning household has 1.6 dogs. Restricting a unit to one pet immediately disqualifies a significant share of multi-pet households. Most communities set a limit of two pets per unit, which accommodates the majority of applicants without opening unlimited liability.
5. Age Restrictions
Prohibiting dogs under one year old due to chewing and housebreaking concerns is common. A more commercially sound alternative is to allow younger pets and price the risk accordingly through an appropriate deposit or fee structure. This keeps the applicant rather than losing them to a competitor.
6. Pet Fees and Deposits
A refundable pet deposit covers damage. A non-refundable pet fee is a fixed charge. Monthly pet rent adds recurring income. All three can apply to regular companion animals. None of them applies to assistance animals under the Fair Housing Act.
The NAA’s guidance via PetScreening puts typical ranges as follows: initial fees from $200 to $500 per pet, monthly fees from $20 to $50 per pet. Operators should be deliberate about not pushing these charges to the top of their range, since excessive pet costs are one of the primary drivers of ESA workarounds and applicant drop-off.
7. Assistance Animals
State this clearly and separately in your policy. Breed restrictions, weight limits, and all pet fees are waived for assistance animals covered under the Fair Housing Act.
A reasonable accommodation process should be in place, and given the complexity of verifying ESA documentation, many operators are moving that evaluation out of the hands of on-site leasing staff and into a third-party verification process.
What Renters Say They Want Most
Understanding renter priorities helps operators decide where to invest. This is based on a PetScreening survey of more than 22,000 apartment residents, who were asked to rate the importance of pet-related amenities when deciding to move in or renew. The results are more practical than most operators expect; the highest-demand amenities are also among the lowest-cost to implement.
| Amenity | % Rating as Top Priority |
|---|---|
| Pet waste stations | 65% |
| Onsite pet park | 64% |
| Dog run | 45% |
Grooming spas and concierge dog walking, often assumed to be the most desired upgrades, ranked lower. Residents want functional infrastructure first. Waste stations and a dedicated pet area are the baseline expectation, not a premium differentiator.
What Does a Genuinely Pet-Inclusive Policy Produce?
The evidence from operators who have removed restrictions and restructured fees is consistent. The Management Group (TMG), which eliminated breed restrictions, removed pet fees entirely, and upgraded pet amenities, reported an 80% retention rate among pet-owning residents after making the transition. Cortland’s survey found that 70% of dog-owning renters are more likely to do business with a company that openly supports dog causes and community partnerships.
What Should Go in the Lease vs. the Policy?
Keep resident-facing pet policies short and easy to find. The policy should communicate the key terms: what is allowed, what is not, and what fees apply. The detailed terms around exceptions, enforcement, damage liability, and legal compliance belong in the lease addendum. If local or state law adds specific requirements, as in Colorado, where pet deposits are capped at $300, or Washington, D.C., where breed discrimination in pet-friendly rentals is banned from October 2026, have an attorney review your documentation before finalizing it.
Conclusion
There is no universal pet policy that fits every portfolio, but the direction the market is moving is clear. Renters treat pet policy as a primary filter, not a secondary consideration. Operators who build policies that are genuinely welcoming, structured around real risk rather than assumption, and legally current for their jurisdiction will attract a wider pool of qualified applicants, retain them longer, and generate more consistent pet-related revenue.
The operators still running on 45-pound weight limits and blanket breed bans are competing with one hand tied behind their backs.
Frequently Asked Questions
Do insurance companies require breed restrictions in apartment communities?
Not always. Many insurance carriers do not mandate breed restrictions. Operators should verify their carrier's actual requirements before maintaining a policy that narrows their applicant pool based on a misconception.
What is the difference between a pet deposit and a pet fee?
A pet deposit is refundable if there is no damage. A pet fee is a fixed, non-refundable charge. Both apply to companion animals. Neither can be charged for assistance animals under the Fair Housing Act.
Can a property limit the number of pets per unit?
Yes. Most communities set a limit of two pets per unit. The AVMA reports that the average dog-owning household has 1.6 dogs, so a one-pet limit risks disqualifying a large share of multi-pet households.
What pet amenities do renters actually prioritize?
A PetScreening survey of more than 22,000 residents found that pet waste stations (65%), onsite pet parks (64%), and dog runs (45%) ranked as the top desired amenities, all low-cost, high-impact investments.
What are the legal requirements for assistance animals?
Under the Fair Housing Act, breed restrictions, weight limits, and all pet fees must be waived for service animals and documented emotional support animals. A consistent, fair evaluation process for accommodation requests is essential, and many operators are using third-party verification services to manage it.
