Welcoming pets into your rental property can feel like a gamble—especially when the risks of property damage or neighbor complaints loom large. But in Fort Collins, a city known for its outdoor lifestyle and pet-loving community, excluding pets could be limiting your rental’s potential. With the right policies, you can appeal to a broader pool of tenants without sacrificing property condition or peace of mind.
When structured thoughtfully, pet-friendly policies can drive demand, increase retention, and even generate additional income. At PMI Northern Colorado, we help property owners strike that ideal balance between flexibility and control. If you’re unsure how to create a win-win policy, it may help to first explore the pros and cons of allowing pets.
Key Takeaways
- Pet-inclusive policies broaden your tenant pool and reduce vacancy rates.
- Clearly structured leases and fees help minimize damage and disruption.
- Assistance animals are legally protected and must be treated differently from pets.
- Preventive upgrades and inspections help landlords stay ahead of issues.
- Effective pet agreements support long-term rental success and compliance.
Why Fort Collins Renters Expect Pet-Friendly Housing
In a community surrounded by hiking trails, dog parks, and open spaces, pets are more than companions—they’re family. Renters in Fort Collins, especially young professionals and families, often prioritize pet accommodation when selecting housing. Landlords who say "no" to pets could unintentionally eliminate a significant portion of responsible, long-term tenants.
Benefits of opening your doors to pets:
- More applications per listing: Pet-friendly rentals typically see higher traffic on platforms like Zillow or Apartments.com.
- Stronger lease retention: Pet owners tend to stay longer to avoid restarting the search for a new pet-accepting home.
- Additional income streams: Monthly pet rent or one-time non-refundable fees can provide a cushion against potential wear and tear.
With structured guidelines, pets become an asset—not a liability.
Rethinking Risk: Policy Beats Prohibition
It’s normal to be cautious about inviting pets into your rental. Common concerns include noise complaints, scratched flooring, lingering odors, or allergic reactions from future tenants. But banning all animals often creates more challenges than it solves.
Instead, build a pet strategy that prevents problems through clear boundaries, proactive screening, and documented expectations. If you're unsure how to draw those lines, PMI Northern Colorado can help you build pet guidelines that protect your property.
Creating a Pet Policy That Works
Your lease is your first line of defense. A pet policy that’s thorough, consistent, and legally enforceable sets the tone for responsible pet ownership.
Screen the Pet Like You Screen the Tenant
Before you approve any animal, request documentation that includes:
- Species, breed, age, and weight
- Proof of up-to-date vaccinations and county registration
- Spay or neuter confirmation
- Behavior history or landlord references (if available)
- Recent photo or short video of the pet
This not only ensures the animal is appropriate for your property, but also helps identify red flags early.
Establish Fair Fees and Deposits
Build fees that reflect risk while staying reasonable and transparent:
- Monthly pet rent: $30–$50 per animal
- Non-refundable pet fee: $150–$300 upfront
- Refundable pet deposit: $250–$500, based on the size or type of animal
All charges should be documented in the lease and collected before the tenant moves in.
Outline Pet Rules in Writing
Don’t leave rules to interpretation. Include a pet addendum with specific expectations, such as:
- Animals must be leashed in all shared or public areas
- No excessive barking, howling, or aggressive behavior is tolerated
- Pet waste must be picked up immediately and properly disposed of
- Pets should not be left unattended on patios or balconies
Clear expectations lead to better compliance and fewer disputes.
Define Boundaries While Staying Inclusive
Being pet-friendly doesn’t mean being pet-unlimited. Landlords can—and should—set boundaries:
- Limit the number of pets per household
- Prohibit exotic or dangerous species
- Establish weight limits (especially for multi-unit buildings)
Make sure these restrictions comply with Fair Housing guidelines and are applied consistently across all tenants.
Navigating Legal Obligations Around Assistance Animals
Federal law draws a clear distinction between pets and assistance animals—including both service animals and emotional support animals (ESAs). Unlike pets, these animals are protected under the Fair Housing Act and the Americans with Disabilities Act.
You CANNOT:
- Charge fees or deposits for service animals or ESAs
- Deny housing based on breed, weight, or size
- Demand specific medical details or diagnoses
You CAN:
- Request documentation from a medical provider verifying the tenant’s need for an ESA
- Enforce cleanliness and behavioral expectations
- Charge for any damage beyond normal wear and tear
For a deeper dive into these distinctions, we recommend reviewing our guide to ESAs and service animals.
Reduce Pet Risk Through Preventive Upgrades
Certain upgrades can dramatically lower the likelihood of property damage. Smart maintenance choices help protect your investment over the long term.
Landlord-friendly pet upgrades:
- Install pet-resistant flooring: Luxury vinyl plank (LVP) and tile are more durable and easier to clean than carpet
- Use semi-gloss or satin paint: These finishes resist marks and are easy to wipe down
- Schedule regular inspections: Mid-lease and renewal check-ins can help catch issues early
- Require flea treatment in carpeted homes: Especially before move-out or new tenant turnover
- Encourage crate use: Or establish pet-free zones within the home for added control
These proactive steps often pay off by reducing repair costs and disputes.
Handling Unauthorized Pets
Even with clear rules, unauthorized animals occasionally show up. It’s important to address this immediately to maintain control over your property.
Steps for resolution:
- Politely remind the tenant of the lease agreement
- Offer to screen and approve the animal properly
- Collect the necessary fees and add the pet to the lease
- Document all correspondence and signed addenda
- Enforce lease violations if the tenant refuses to comply
Prompt, fair enforcement shows tenants you’re serious about your policies—without creating unnecessary tension.
Pet Owners Can Be Ideal Tenants—With the Right Setup
The idea that pet owners are unreliable or careless is outdated. Many are excellent tenants who simply want the security of a home that welcomes their entire family, fur and all. When you screen thoroughly and maintain clear, enforceable policies, pets become less of a risk and more of a revenue booster.
At PMI Northern Colorado, we help Fort Collins landlords confidently build pet-friendly rental strategies that work—attracting responsible tenants while preserving the quality of your home.
Make Pet Policies Your Competitive Advantage
A well-crafted pet policy can be the reason your property rents faster, retains tenants longer, and avoids unnecessary damage. With PMI Northern Colorado by your side, you’ll have the tools and support to implement smart pet practices and build tenant relationships that last.
🐾 For help drafting a custom pet agreement or updating your current leasing process, speak with our Fort Collins team and find out how we can support your rental success.
FAQs
What fees are legal to charge for pets in Colorado?
Landlords in Colorado may charge monthly pet rent, a non-refundable pet fee, and a refundable deposit. However, assistance animals are exempt from such fees.
Can I restrict dog breeds in my Fort Collins rental?
Yes, landlords can restrict certain breeds of pets, but not for service animals or ESAs. All breed restrictions must be applied fairly and not as a pretext for discrimination.
How do I confirm an animal is an ESA?
Tenants must provide documentation from a licensed healthcare provider stating the need for an ESA. However, landlords cannot request detailed medical records.
What if my tenant gets a new pet without telling me?
You should follow the terms in your lease. Typically, you can enforce pet screening, fees, or issue lease violation notices if unauthorized pets are found.
Do pet policies need to be in writing?
Absolutely. Lease agreements should include a pet addendum that details rules, fees, and expectations to ensure legal enforceability and clear communication.
