Pet Policies for Florida Rentals: What Landlords Need to Know

You're reviewing an application from a great tenant—solid income, good references—and they've got a dog. Do you allow it? Charge a deposit? What about that emotional support animal letter they're waving around? Pet policies in Florida rentals aren't as simple as "pets allowed" or "no pets." Here's what Orlando landlords need to know to stay legal, protect the property, and tap into a market where nearly 60% of renters have pets.

Should You Allow Pets?

About 72% of renters report difficulty finding pet-friendly housing, and 69% cite pet-related fees as a barrier. That means a no-pet policy cuts you off from a huge chunk of the applicant pool. On the flip side, pet-friendly rentals book more often, and tenants with pets stay longer—an average of 46 months versus 18 months in non-pet-friendly properties. Renters are willing to pay roughly 10% more for pet-friendly housing. PetScreening's 2026 report found that pet owners stay 30% longer and spend 40% more per trip than non-pet travelers. The tradeoff: You'll get more applicants and higher retention, but you'll need clear rules, upfront fees, and a way to screen pet behavior. The ASPCA recommends screening dogs based on individual personality and behavior history rather than breed restrictions—and many landlords who've switched to pet-friendly policies report lower vacancy and stronger revenue. Orlando's rental market leans pet-friendly. Nearly 60% of renters have pets, up from 46% in 2019, and a fully fenced yard is the number-one priority for 91% of pet owners. Submarkets like Winter Garden, Lake Nona, and Oviedo see strong demand for single-family rentals with outdoor space. Pet-friendly units in the Orlando area can command 20–30% higher rent—about $222 more per month on average—and fill faster than no-pet properties. If you're on the fence, the data suggests allowing pets with clear rules beats turning away half your applicant pool.

Pet Fees, Deposits, and Rent Explained

Florida doesn't cap pet deposits, pet fees, or pet rent. You can set your own amounts within reason—just make sure the lease clearly spells out whether a pet deposit is refundable or non-refundable. Florida law requires that if you offer a non-refundable fee instead of a refundable deposit, you disclose the amount, when it's due, and that the fee doesn't change other lease obligations. Typical ranges in Florida: Pet deposit (refundable): $200–$500 for dogs, $150–$300 for cats Pet fee (non-refundable): $100–$500 one-time Pet rent: $20–$50 per month per pet in Florida; Orlando tends toward the higher end. Nationwide pet rent averages $34–$37 per month. What's good or bad? If you're charging $25/month pet rent on a $1,800/month unit, that's $300/year in extra revenue. A $300 non-refundable pet fee covers administrative cost and screening. A refundable deposit of $500 gives you a cushion if the pet causes damage—but remember, under Florida Statute 83.49 , you must return deposits within 15 days (no deductions) or 30 days with written notice if you're claiming deductions. Pet damage is explicitly deductible—stains, chewed baseboards, scratched floors—but not normal wear and tear like shedding or minor scratches. Document the condition at move-in and move-out with photos and a walkthrough. If you're claiming deductions, you have 30 days to send written notice via certified mail with itemized reasons and costs. Tenants can dispute within 15 days. See our security deposit guide for the full timeline and documentation rules. Separate pet deposits from security deposits. Florida requires security deposits to be held in a Florida banking institution in a separate account or surety bond, with tenants notified in writing within 30 days. Pet deposits can be combined with the security deposit or held separately—just be clear in the lease. Non-refundable pet fees are income, not deposits, so they don't trigger the same holding and return rules.

Service Animals and Emotional Support Animals: The Rules

Assistance animals are not pets. Under the Fair Housing Act and Florida Statute 760.27 , you cannot charge pet fees, pet deposits, or pet rent for service animals or emotional support animals. You also cannot deny them based on breed or weight. If a tenant has a documented disability-related need for an ESA or service animal, you must allow it as a reasonable accommodation—even if you have a no-pet policy. Service animals are trained to perform specific tasks (guiding, alerting, pulling wheelchairs). You can ask only two questions: Is the animal required because of a disability? What task has it been trained to perform? Emotional support animals provide comfort without task-specific training. You can request documentation from a licensed mental health professional (therapist, psychiatrist, psychologist) with Florida licensure and personal knowledge of the disability. The letter must include the provider's license number, contact information, profession, and signature. Online registrations, certificates, and "ESA letters" from websites are not valid under Florida law. Presenting false ESA documentation is a second-degree misdemeanor with penalties including up to 60 days jail and 30 hours community service. You can deny an accommodation only if the animal poses a direct threat to health or safety that cannot be eliminated. HUD's FAQ on reasonable accommodations spells out when you can say no. For tenant screening and fair housing compliance, treat assistance animals the same way you treat other protected classes—you verify, you don't discriminate.

Pet Screening: What to Check

Pet screening is like a background check for the animal. You're verifying the pet's size, behavior, health, and rental history. Set your pet policies first—breed, size, weight limits, number of pets—then ask applicants to complete a pet application covering: Pet type, breed, size, weight, and age Vaccination records Behavioral history and housetraining status References from previous landlords or veterinarians How long they've owned the pet Services like PetScreening handle this for landlords at no cost and verify assistance animals per HUD and Fair Housing Act guidelines. Tenants pay around $30 for traditional pet screening; service animals and legitimate ESAs submit for free. An in-person meeting can help assess temperament—how the pet behaves around people and whether the owner handles it responsibly. Weight limits. Many landlords cap dog weight at 20–60 pounds. There's no legal requirement—it's your call. Smaller dogs often mean less wear on floors and fewer noise complaints, but plenty of large dogs are well-behaved. Screen the individual animal rather than relying on weight alone. For multifamily or smaller units, a 25–40 pound limit is common; single-family homes often allow 50–60 pounds or no limit. See our neighbor complaints about tenants for more. Pet DNA testing. Services like PooPrints register dogs by cheek swab and match uncollected waste to the registry. They report a 95% reduction in dog waste on properties. Registration runs about $50–$80 per dog; violation fines are typically around $200. It's more common in large multifamily communities than single-family rentals, but it's an option if waste becomes a problem.

Breed Restrictions and Insurance

Many insurers exclude certain breeds from liability coverage—pit bulls, Rottweilers, German shepherds, Doberman pinschers, wolf hybrids. If a tenant has an excluded breed and a claim arises, insurers may deny coverage. Florida law does not allow breed-based discrimination for housing—you can't deny an ESA or service animal based on breed—but you can restrict breeds for pets under your general pet policy. The catch: Florida eliminated breed-specific housing discrimination statewide for assistance animals. For pets, you can still set breed restrictions if your insurance policy requires it. Landlord liability for dog bites: Florida Statute 767.04 makes dog owners strictly liable for bites. Landlords can be held liable if they had control over the dog's presence and knew the dog was aggressive. Simply allowing a tenant to have a particular breed doesn't automatically make you liable—you need actual knowledge of dangerous behavior. Dog bite claims averaged $69,272 nationally in 2024, so the stakes are real. If you're unsure about coverage, landlord insurance is the place to review your policy—and your Florida landlord responsibilities include maintaining a safe premises.

Pet Addendum Essentials

A pet addendum is a legal supplement to the lease that grants permission for pets and sets clear rules. Document: Pet identification: Species, breed, name, color/markings, age, weight, sex, microchip/license number Permission scope: Indoor only, outdoor access, leash requirements in common areas Tenant obligations: Immediate cleanup of waste, no excessive noise, compliance with local animal laws, current vaccinations Financial terms: Pet deposit (refundable if no damage), pet fee (non-refundable), monthly pet rent—spelled out clearly Liability: Tenant indemnifies landlord for pet-related claims; tenant responsible for all pet damage Removal rights: You can revoke permission and require pet removal for nuisance, aggression, damage, or violations Include a note that ADA service animals and documented ESAs are exempt from pet fees and deposits. That keeps you Fair Housing compliant. When things go wrong. If a pet causes repeated damage, excessive noise, or aggression, your addendum should allow you to revoke permission and require removal. Give written notice and a reasonable cure period (e.g., 7–14 days) unless the threat is immediate. If the tenant refuses, you may have grounds for lease termination. Document everything—complaints, photos, vet records, correspondence.

Common Mistakes to Avoid

Charging fees for assistance animals. You cannot charge pet deposits, pet fees, or pet rent for service animals or ESAs. That's a Fair Housing violation. You can still charge for actual damage the animal causes—but the accommodation itself is free. Accepting online ESA certificates. Florida law requires documentation from a licensed mental health professional with Florida licensure and personal knowledge of the disability. Websites that sell ESA letters for $50 don't count. If the letter lacks a license number, contact info, and signature from a real provider, request proper documentation. Vague lease language. "Pet deposit" without specifying refundable or non-refundable creates confusion at move-out. Spell out the amount, when it's due, and whether it's returned. Same for pet rent—state the monthly amount and that it's due with rent. The ASPCA reports that 85% of landlords see some pet-related damage, but it averages about $400—often less than a typical pet deposit. Clear documentation and a solid addendum protect you either way.

Bottom Line

Pet policies in Orlando rentals are a business decision with legal guardrails. If you allow pets, you'll expand your applicant pool and charge higher rent—but you need clear addendums, screening, and upfront fees. If you don't, you'll still face ESA and service animal requests, which you must accommodate. Either way, know the difference between pets and assistance animals, document everything in the lease, and follow Florida security deposit rules when deducting for pet damage. For more on Orlando landlord obligations and market context, see our Orlando property management guide . Get a Free Rental Analysis →

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