Not every property owner realizes the power of a pet-friendly rental—until they see how many potential tenants are filtering search results by “pets allowed.” In Denver, where outdoor adventure meets pet-loving culture, excluding pets could mean excluding your best applicants. That said, an open-door pet policy without structure can cause more problems than it solves.
The key is balance. Well-designed pet policies that include clear expectations, legal protections, and regular oversight can open the door to a broader tenant pool while keeping your property protected. Before you commit to being pet-friendly, it’s helpful to weigh the pros and cons of allowing pets in your Denver rental.
Key Takeaways
- Pet-friendly homes rent faster and attract more long-term tenants in the Denver market.
- Proper screening and lease language help minimize property damage.
- Assistance animals are not pets and require different treatment under federal law.
- Proactive maintenance and inspections reduce long-term costs.
- Consistent enforcement and documentation are essential to pet policy success.
Why Pet-Friendly Rentals Are in High Demand in Denver
Denver is an ideal city for pet owners. With miles of trails, dog parks, and a culture that embraces active living, it’s no surprise renters want their pets by their side. For landlords, this trend creates a major opportunity—if approached strategically.
Advantages of allowing pets:
- More tenant interest: Listings that allow pets often generate more inquiries and applications.
- Longer lease terms: Pet owners are more likely to stay put rather than risk losing their pet-friendly setup.
- Extra income: Pet rent and non-refundable fees can be used to offset potential wear and tear.
By offering pet accommodations, you’re meeting market demand and creating a new stream of revenue—all while filling your vacancies faster.
Pet Risk Isn’t Inevitable—Policy Makes the Difference
Concerns about damage, noise, or messes are valid—but blanket pet bans aren’t the best solution. Instead, thoughtful policies that set expectations upfront can mitigate risk without sacrificing tenant quality. Start by creating a clear framework and educating your tenants about what’s expected.
With help from professionals, you can structure policies that reflect your property’s unique needs. For example, see how property management strategies protect Denver landlords.
Building an Effective Pet Policy
Solid pet policies are enforceable, reasonable, and transparent. Whether you manage a single-family home or a multi-unit property, the principles are the same: screen responsibly, communicate clearly, and document everything.
Step 1: Screen Pets Like Tenants
Require the following from any tenant requesting pet approval:
- Breed, size, age, and species
- Proof of vaccinations and city registration
- Spay/neuter status
- Behavioral history or prior landlord references (if available)
- Recent photo of the pet
Screening helps identify pets that may not be suitable for your property and sets the tone for accountability.
Step 2: Implement Reasonable Fees
Pet fees and deposits help offset risk while remaining fair to tenants. Consider the following fee structure:
- Pet rent: $25–$50 per pet, monthly
- Non-refundable pet fee: $150–$300
- Refundable pet deposit: $250–$500
Be sure to outline all fees in your lease agreement and collect them before the tenant moves in.
Step 3: Add Specific Lease Language
Use a lease addendum to clarify what behavior is acceptable. This could include:
- Leashing pets in common areas
- Prohibiting excessive barking or aggressive behavior
- Requiring owners to clean up after their pets immediately
- Preventing unsupervised pets on balconies or patios
Being specific gives you the ability to enforce rules consistently—and fairly.
Setting Boundaries Without Losing Good Tenants
Not every pet is a good fit for your property. You can remain pet-friendly while placing smart limitations:
- Limit the number of pets per unit
- Prohibit high-risk or exotic animals
- Enforce breed or weight restrictions in apartment settings
These boundaries should be clearly stated in your lease and must be enforced consistently across all tenants to remain compliant with fair housing laws.
Knowing the Law: Assistance Animals vs. Pets
One of the most important distinctions you need to understand is between pets and legally protected animals. Emotional support animals (ESAs) and service animals are not pets and cannot be subject to the same rules or fees.
As a landlord in Denver, you may NOT:
- Charge deposits, pet rent, or pet fees for service animals or ESAs
- Deny housing based on breed or size
- Request specific medical diagnoses from tenants
However, you MAY:
- Request documentation verifying the need for an ESA
- Enforce rules around cleanliness and noise
- Hold tenants financially responsible for damage caused by the animal
For more information, check out our breakdown of the legal differences between pets and assistance animals.
Protecting Your Property With Smart Maintenance
Even well-trained pets can cause wear over time. But with proactive maintenance and regular inspections, you can dramatically reduce long-term repair costs.
Maintenance tips for pet-friendly rentals:
- Use vinyl plank or tile instead of carpet
- Choose semi-gloss paint for easy wall cleaning
- Require flea treatment at move-out (if applicable)
- Conduct periodic inspections to check for damage
- Encourage the use of crates or pet gates inside units
These upgrades protect your rental and can be highlighted as value-adds when marketing the property.
Handling Unauthorized Pets Without Conflict
Sometimes, tenants try to sneak in a pet without going through the proper process. While frustrating, it’s critical to handle this situation with professionalism and consistency.
Steps to follow:
- Reference the signed lease and remind tenants of your policy
- Offer to evaluate the pet for approval and add it to the lease
- Collect applicable fees and update the documentation
- Keep a paper trail of all communication
- If the tenant refuses to comply, proceed with your lease violation procedure
Addressing the issue promptly sets the expectation that rules are enforced, but fairly.
Responsible Pet Owners Can Be Great Tenants
Pet owners often stay longer, treat the home as their own, and appreciate clear policies. The key is to give them the opportunity to comply—while protecting your property with fair, enforceable agreements. Responsible renters are drawn to landlords who offer structure and understanding.
At PMI Denver West, we help landlords in Denver establish smart, pet-friendly policies that reduce risk and drive retention. With our support, you’ll get the balance right from the start.
Maximize Your Tenant Pool With Confidence
Allowing pets doesn’t mean lowering your standards—it means expanding your opportunities. With the right rules, screening, and support, pet-friendly rentals can become one of your most profitable property strategies.
🐾 Let PMI Denver West help you screen tenants and pets with care. Start here to protect your rental and ensure your lease is backed by a policy that works for you.
FAQs
Can I charge a pet deposit and monthly pet rent in Colorado?
Yes, landlords in Colorado can charge both a non-refundable pet fee and monthly pet rent, provided they are reasonable and clearly outlined in the lease.
What is the legal difference between an ESA and a pet?
Emotional support animals (ESAs) are medically prescribed for mental health and are protected under housing law. They are not considered pets and cannot be charged pet fees.
Can I ban certain dog breeds from my Denver rental?
You may impose breed restrictions for pets, but you cannot restrict assistance animals based on breed or size.
How often should I inspect a pet-friendly unit?
Mid-lease inspections every 6–9 months are ideal to catch pet-related damage early and maintain your property.
What if a tenant brings in a pet without permission?
You can enforce the lease terms by issuing a violation, requesting screening, and applying necessary fees or corrective actions.
