Free Pet Addendum to Lease Template
A pet addendum setting pet approval, deposit or fees within state limits, rules, liability and damage, with an assistance animal carve-out.
A pet addendum adds rules for a tenant's pet to a lease: which pet is approved, any pet deposit, fee or rent, behavior rules and liability for damage. Assistance animals are not pets under fair housing law and generally cannot be charged pet fees.
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PET ADDENDUM
This Addendum is made on [DATE] between [LANDLORD NAME] ("Landlord") and [TENANT NAME(S)] ("Tenant") and forms part of the lease dated [DATE] for [ADDRESS, UNIT] ("Lease").
1. APPROVED PET. Landlord approves the following pet only: Type: [DOG/CAT/OTHER]. Name: [NAME]. Breed: [BREED]. Weight: [WEIGHT]. Age: [AGE]. License/registration number: [NUMBER]. No other animals may be kept without written consent.
2. PET DEPOSIT. Tenant will pay a refundable pet deposit of [AMOUNT], which [is included in / is in addition to] the security deposit and which, together with all other deposits, does not exceed the limit allowed by [STATE] law. It will be handled and returned under the same rules as the security deposit.
3. PET FEE AND PET RENT. [A one-time non-refundable pet fee of [AMOUNT], where permitted by state law / No pet fee.] [Monthly pet rent of [AMOUNT] / No pet rent.]
4. VACCINATIONS AND LICENSING. Tenant will keep the pet vaccinated and licensed as required by law and provide proof on request.
5. RULES. Tenant will: (a) keep the pet leashed or carried in common areas; (b) clean up waste immediately; (c) prevent noise or behavior that disturbs neighbors; (d) not leave the pet unattended for unreasonable periods; and (e) follow any building pet rules provided in writing.
6. DAMAGE AND LIABILITY. Tenant is responsible for damage caused by the pet beyond normal wear and tear, and for injuries or damage the pet causes to others. Tenant will maintain renter's insurance with liability coverage of at least [AMOUNT] that covers the pet, where available.
7. VIOLATIONS. If the pet causes a nuisance, damage or danger, Landlord may give written notice to correct the problem within [NUMBER] days. Continued violations may require removal of the pet or be treated as a breach of the Lease, subject to applicable law.
8. ASSISTANCE ANIMALS. This Addendum's fees do not apply to assistance animals, including service animals and emotional support animals, approved as a reasonable accommodation under fair housing law. Tenant remains responsible for actual damage caused by an assistance animal.
9. LEASE TERMS. Except as stated here, the Lease remains in full effect.
LANDLORD: _____________________ Date: __________
TENANT: _______________________ Date: __________
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This free template is provided by ClauseAudit for general informational purposes and is not legal advice. Have it reviewed before use. Replace all [BRACKETED] placeholders.When to use this template
- A tenant wants to keep a pet in a rental.
- Adding a new pet during a lease.
- A landlord wants consistent pet rules and fees.
How to fill it in
- Describe the approved pet precisely.
- Check your state's deposit cap and whether non-refundable fees are allowed before setting charges.
- Choose pet rent or not.
- Set rules and insurance requirements.
- Keep the assistance animal paragraph.
Key clauses to check
- Deposit limits
- Pet deposits often count toward the state's total deposit cap.
- Non-refundable fees
- Prohibited or limited in some states.
- Assistance animals
- Not pets; pet fees generally cannot be charged.
- Liability and insurance
- Covers injuries and damage the pet causes.
State-specific notes: CA, TX, NY, FL, IL
Landlord-tenant rules that affect this template in the five largest states, summarized as of 2025. Laws change and cities add their own rules, so confirm the current law before signing.
California
- Security deposits are capped at one month’s rent for most landlords since July 1, 2024 (AB 12). Certain small landlords may charge up to two months.
- The deposit, with an itemized statement of deductions, must be returned within 21 days after the tenant moves out. Bad-faith retention can cost the landlord up to twice the deposit in penalties.
Texas
- Texas sets no statutory cap on security deposits.
- Landlords must refund the deposit, with an itemized list of deductions, within 30 days after the tenant surrenders the premises, once the tenant has given a forwarding address. Bad-faith retention can lead to liability for $100 plus three times the amount wrongfully withheld and attorney’s fees.
New York
- Security deposits are capped at one month’s rent statewide (Housing Stability and Tenant Protection Act of 2019).
- The deposit, with an itemized statement, must be returned within 14 days after the tenant moves out, or the landlord may lose the right to keep any of it.
Florida
- Florida sets no statutory cap on deposits, but the lease must disclose how and where the deposit is held (Fla. Stat. §83.49).
- Within 15 days after move-out the landlord must return the deposit, or within 30 days give written notice by certified mail of any claim against it. The tenant then has 15 days to object.
Illinois
- Illinois has no statewide deposit cap.
- For buildings with five or more units, landlords must give an itemized statement of deductions within 30 days and return the balance within 45 days. Buildings with 25 or more units must pay interest on deposits held over six months.
- Chicago’s ordinance adds strict deposit handling, interest and receipt rules, and limits late fees (a set amount on the first $500 of rent plus a percentage of the excess). Check local ordinances in Evanston, Mount Prospect and other cities.
Another state? See the rules for all 50 states and DC.
Frequently asked questions
Can a landlord charge a pet deposit and pet rent?
In many states yes, as long as total deposits stay within state limits and any fees are allowed.
Are pet fees allowed for emotional support animals?
Generally no. Assistance animals are not pets under fair housing law, though tenants pay for actual damage.
Can a landlord restrict pet breeds?
Often yes for pets, sometimes due to insurance, but not for assistance animals.
What should a pet addendum include?
A pet addendum should describe each pet by type, breed, weight and name, list any pet deposit, fee or monthly pet rent, require vaccinations and licensing, set rules on waste, noise and leashing, explain liability for damage or injury, and state what happens if the pet causes problems. It should also require approval before adding new pets.
Is a pet addendum legally binding?
Yes. Once signed, a pet addendum becomes part of the lease, and breaking its rules can be treated as a lease violation. However, it cannot override state or federal law, such as limits on deposits or protections for assistance animals under fair housing laws. Some states cap total deposits, which may include any pet deposit.
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Read before you sign
- Pet Addendum Fees: What's Legal in My State?Pet deposits, pet fees and pet rent are regulated differently by state. Here is how each works, the limits that apply and the rules for assistance animals.
- How Much Can a Landlord Raise Rent on Renewal? State Rules and Practical LimitsRent increases on lease renewal are limited in some states and unrestricted in others. Here is how rent-increase rules work, what is typical, and what to do if your renewal jumps unfairly.
- Moving-Out Checklist: What the Lease Requires vs What the Law RequiresLeases often add move-out obligations beyond what state law allows landlords to charge for. Here is a step-by-step checklist to protect your deposit and avoid disputes.
- How Much Security Deposit Can a Landlord Charge? A State-by-State Reality CheckMany leases ask for more deposit than the law allows. Here is how security-deposit limits work, the rules in major states, and what to do if yours is too high.
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This free template is general information, not legal advice, and is no substitute for a qualified attorney. Laws vary by state; have it reviewed by a lawyer before you use or sign it.