Should you allow pets? And how to screen them properly

The no-pets policy is usually inherited rather than decided. Someone had a bad experience once, or the previous owner did, and it became the rule.

Run the arithmetic and it rarely survives.

The case for allowing pets

• A far larger applicant pool. Most households have a pet. Excluding them means competing for a minority of the market and waiting longer for it.
• Pet-friendly properties lease faster. Fewer competing listings accept animals, so yours stands out.
• Longer tenancies. Pet owners find it harder to move, because their next landlord may say no. That is worth real money — see what turnover costs.
• Additional income through pet rent.

Against that: some risk of damage, some risk of odor, and occasional noise complaints. Real, but manageable — and cheaper than three extra weeks of vacancy on most properties.

Pet rent versus pet deposit

Most owners default to a one-time refundable pet deposit. Monthly pet rent generally serves you better:

• It accrues across the whole tenancy rather than being a single sum.
• It is not refundable, so it is genuine income rather than money you are holding.
• It scales with how long the animal is in the property, which is roughly how wear works.

Note that a refundable pet deposit is generally treated as part of the security deposit and falls under Colorado's deposit rules — including the return deadline and treble damages for willful retention. Non-refundable pet fees are treated differently and the distinction matters, so have a Colorado attorney confirm how your lease characterizes each.

You may still deduct for actual pet damage from the security deposit in the normal way, provided you documented condition at move-in. See our inspection guide.

The category that is not a pet

Service animals and emotional support animals are assistance animals, not pets. None of this section applies to them.

You may not charge pet rent, a pet deposit or a pet fee for an assistance animal. You may not apply breed or weight restrictions. A no-pets policy does not reach them. Charging a pet fee for an assistance animal is one of the most common fair housing violations landlords commit, and one of the easiest to lose.

Read service animals and ESAs in Colorado rentals before you handle a request. Handle assistance animals under a separate lease provision from your pet policy — a single clause covering both is where the trouble starts.

Screening the animal

Ask for the same rigor you apply to the tenant:

• Species, breed, age and weight. Age matters more than breed — a settled seven-year-old dog is a lower risk than a puppy of any breed.
• Spayed or neutered, and house-trained.
• Vaccination and vet records, plus the vet's contact details.
• A reference from a previous landlord specifically about the animal. This is the single most useful item and almost nobody asks for it.
• Any bite history or complaints.
• A photograph. It sounds trivial; it tells you whether the "small dog" is a small dog.

Set a limit on the number of animals, and put the approved animals in the lease by name and description so an approved cat does not quietly become three.

Insurance

Two things to check. Your own landlord policy may carry breed exclusions — know what they are before you approve an animal, and speak to your carrier rather than assuming.

And require the tenant to carry renters insurance with animal liability included, naming you as an additional interest so you learn if it lapses. A dog bite claim against an uninsured tenant becomes your problem quickly.

Practical protections

• Hard flooring in high-traffic areas at the next turnover. It solves most pet damage permanently.
• Document condition thoroughly at move-in, including carpet and any odor.
• Inspect during the tenancy, with notice, twice a year.
• Address complaints promptly — barking is the most common neighbor issue and it escalates if ignored.

The honest position: a well-screened pet in a documented, inspected property is a small risk that pays for itself. An unscreened animal in a property nobody visits is a genuine one. The difference is process, not policy.