With Denver's active lifestyle and pet-loving culture, it’s no surprise that more renters are seeking homes that accommodate their furry companions. For landlords, this presents a clear opportunity—but it also requires the right systems in place. A well-structured pet policy does more than just welcome pets; it can improve tenant retention, reduce vacancy time, and protect your property from avoidable damage.
At PMI Foothills, we help rental owners in Denver strike the right balance between pet-friendly leasing and property protection. If you're still weighing your options, it’s helpful to understand the pros and cons of allowing pets before updating your lease agreements.
Key Takeaways
- A pet-friendly policy can increase tenant interest and reduce turnover in Denver.
- Screening pets thoroughly minimizes potential behavioral or property issues.
- Emotional support animals are not subject to the same rules as regular pets.
- Flooring and finishes can reduce maintenance headaches in pet-occupied rentals.
- Consistent enforcement and documentation protect landlords legally and financially.
Why Denver Is Prime for Pet-Friendly Rentals
Denver is known for its access to parks, mountain trails, and pet-friendly establishments. With such a lifestyle, pet ownership is common—and many renters actively seek properties that accept animals.
The Upside for Landlords:
- Wider Applicant Pool: Pet-friendly listings receive more inquiries and applications.
- Better Retention: Pet owners tend to stay in rentals longer to avoid the hassle of moving with animals.
- Revenue Potential: Charging pet rent or fees can bring in additional income to offset potential wear.
A solid pet policy is a competitive advantage in a city where renters value flexibility for their pets.
Screening Pets the Right Way
Allowing pets doesn’t mean you should accept every animal blindly. A thorough screening process keeps your property—and other tenants—safe.
What to Include in a Pet Screening:
- Breed, weight, and age of the animal
- Proof of up-to-date vaccinations and city registration
- Spay/neuter confirmation
- Notes about behavior or past incidents
- Recent photos of the pet
By treating pet screening as an extension of your tenant application process, you communicate expectations early and avoid future disputes.
Setting Up Pet Fees, Deposits, and Rent
Under Colorado law, landlords are allowed to charge pet-related fees, but transparency is key.
Typical Fee Structure:
- Monthly Pet Rent: $25–$50 per pet
- Non-Refundable Fee: $200–$350 upfront
- Refundable Deposit: $300–$600, depending on animal size and property type
Make sure all pet charges are outlined clearly in the lease, and never attempt to charge pet fees for emotional support or service animals.
Writing a Lease Addendum That Covers All Bases
To avoid gray areas and enforcement issues, create a dedicated pet addendum to your lease. This document outlines what’s allowed and what isn’t—protecting both the tenant and the landlord.
Your Addendum Should Cover:
- Approved areas for pets on the property
- Requirements for leashing and supervision
- Noise restrictions (e.g., barking complaints)
- Waste cleanup responsibilities
- Penalties for violations (from warnings to possible lease termination)
With clear guidelines, enforcing your pet policy becomes more straightforward and legally defensible.
Service Animals and Emotional Support Animals: What Landlords Need to Know
This is one of the most misunderstood areas of pet-related leasing. Under the Fair Housing Act, service animals and emotional support animals (ESAs) are not considered pets. That means your usual pet policy and fees do not apply.
Landlords Cannot:
- Reject a tenant because they have a support animal
- Charge pet fees or deposits for these animals
- Request specific medical details from the tenant
Landlords Can:
- Request documentation verifying the need for the animal
- Require the tenant to maintain the animal’s hygiene and behavior
- Charge for any damage beyond normal wear and tear
To stay compliant and avoid missteps, review the key differences between assistance animals and pets and update your leasing process accordingly.
Protecting Your Property with Smart Maintenance Upgrades
If you’re nervous about potential damage from pets, some preventative upgrades can make a big difference in preserving your rental’s condition.
Proactive Property Adjustments:
- Install scratch- and moisture-resistant flooring like luxury vinyl plank
- Use stain-resistant or semi-gloss paint for easier wall cleaning
- Require professional cleaning and pest treatment at move-out
- Conduct regular rental property inspections in Denver to catch issues early
- Encourage tenants to use crates or pet gates while unsupervised
These simple upgrades can reduce future maintenance costs while attracting responsible pet owners.
How to Handle Unauthorized Pets
Despite having a policy in place, you may encounter tenants who bring in animals without disclosure. Addressing this early is crucial.
Steps to Take:
- Reference the lease and politely remind the tenant of the rules.
- Offer an opportunity to apply for pet approval and pay applicable fees.
- Document the entire exchange in writing.
- If the tenant refuses to comply, follow formal enforcement procedures.
Being consistent with every tenant ensures that your rules hold legal weight and reduces the chance of selective enforcement claims.
Why Responsible Pet Owners Add Value to Your Rental
Pet owners are often among the most reliable tenants—especially when expectations are clearly communicated from the beginning.
Advantages of Renting to Pet Owners:
- Lower turnover and longer leases
- Increased willingness to follow rules
- Higher satisfaction and communication with management
When leasing is done thoughtfully, pet-friendly properties often outperform traditional rentals in terms of consistency and income.
Strengthen Your Investment with a Pet Policy That Works
In a city like Denver—where lifestyle and pet ownership go hand-in-hand—a proactive pet policy isn’t just a nice touch. It’s a smart strategy for maximizing occupancy and ROI.
At PMI Foothills, we help landlords create pet-friendly policies that attract responsible renters while minimizing risk. From tenant screening to inspections and lease compliance, we ensure every part of your rental is protected. If you’re ready to improve your rental experience, get help managing pet policies and maintenance from the Denver experts at PMI Foothills.
FAQs
What are the legal differences between pets and emotional support animals in Denver?
Pets are subject to landlord rules and fees, while emotional support animals are protected under the Fair Housing Act and cannot be charged additional fees.
Can I restrict certain dog breeds in my Denver rental?
Yes, for pets—but not for service or emotional support animals. Any breed restrictions must be clearly stated in your lease and comply with fair housing laws.
How often should I inspect a rental with pets?
Conduct an initial 90-day inspection followed by annual or bi-annual inspections to catch any potential issues early.
What if a tenant brings in a pet without permission?
Refer to the lease, communicate with the tenant, and document everything. Give them a chance to comply before pursuing further action.
Is pet rent taxable in Colorado?
Pet rent is generally considered rental income and should be reported accordingly. Consult a local tax professional for specific guidance.
