Florida Pet Rent Laws in 2025: A Guide for Landlords

Let me paint you a picture. You just rehabbed a gorgeous property in Tampa, and the perfect tenant walks in. Great job, solid references… and a 100-pound Rottweiler named Tank. Your brain starts screaming: “Do I have to allow this? Can I charge an arm and a leg? What if it eats the kitchen?”

I’ve been there. Florida’s pet rental laws aren’t just about collecting fees. They’re a balancing act between maximizing income, protecting your asset, and navigating a minefield of federal “assistance animal” laws that can turn your “no pets” policy to dust.

This is not a dry legal recap. This is your tactical field guide to creating a pet policy that’s profitable, protective, and lawsuit-proof in the Sunshine State.

First, The Elephant in the Room (Or the “Support” Alligator)

Let’s get this straight right now. Your right to say “no pets” or charge fees comes from the Florida Residential Landlord and Tenant Act (FL Statute 83) [1]. It’s your rulebook.

But federal law has a giant eraser called the Fair Housing Act (FHA) [2]. It says tenants with disabilities have a right to “reasonable accommodation.” That means:

• Service Animals (dogs/mini horses trained for specific tasks) and Emotional Support Animals (ESAs) are NOT pets.
• If a qualified tenant has one, your “no pets” policy does not apply. Zero. Zip.
• You cannot charge pet rent, pet deposits, or any extra fees for them.

Think of it this way: Pets = Your Rules. Assistance Animals = Federal Rules. Get this wrong, and you’re not just losing a deposit; you’re facing a discrimination complaint from the Florida Commission on Human Relations [3].

The Beautiful World of (Unlimited) Pet Deposits

Here’s where Florida loves landlords. While states like California and Hawaii tie your hands, Florida does NOT cap security deposits. That’s right—no statewide dollar limit [1].

But “unlimited” doesn’t mean “unreasonable.” A judge in small claims court will laugh you out if you charge a $10,000 deposit for a $1,500/month apartment.

The Smart Strategy:

• Security Deposit: Charge your standard 1-2 months’ rent for general tenant-related risks.
• Pet Deposit (Refundable): Charge an additional 25-50% of one month’s rent. This is a separate, refundable bucket of money just for pet damages beyond normal wear and tear. For a $2,000/month rental, that could be a $500-$1,000 pet deposit on top of your regular deposit.
• Non-Refundable Pet Fee (The Gray Area): Some landlords charge a one-time, non-refundable fee ($200-$500) for “deep cleaning” or “wear and tear.” Be careful. If you call it a “fee,” you likely can’t later use it to pay for actual damages. It’s just extra income. Spell it out perfectly in the lease.

The Golden Rule: Every single dollar and its purpose must be in writing in the lease. “Pet Deposit: $750, refundable less costs for pet-specific damages (e.g., urine stains, chewed molding).”

Pet Rent: Your Monthly Cash Cow (Milk It Wisely)

Since deposits aren’t capped, pet rent is your steady, predictable profit center. Florida law is silent on capping this, so the market sets the price.

• What’s Normal? In Jacksonville, maybe $25/month for a cat. In downtown Miami, $75/month for a large dog is standard.
• How to Set It: Scout your competition on Zillow and Apartments.com. Then, be the premium option. Is your property brand new with luxury vinyl plank flooring? Charge a premium. You’re reducing their risk.

Pro Move: Don’t just say “pet rent.” Specify it. “Monthly Pet Rent: $60 for one dog under 50 lbs. Additional pets subject to approval and increased fee.”

The “Assistance Animal” Interrogation (How to Not Get Sued)

When a tenant drops the “It’s not a pet, it’s my ESA” line, you can’t panic. You have a script. Follow it exactly.

For a SERVICE ANIMAL:

• You CAN ask: 1) “Is the animal required because of a disability?” and 2) “What specific task has it been trained to perform?”
• You CANNOT ask: For certification, a demonstration, or details about the disability. You cannot charge any fees.

For an EMOTIONAL SUPPORT ANIMAL:

• You CAN ask: For a letter from a licensed healthcare professional (therapist, psychiatrist, MD) in Florida confirming the tenant’s disability-related need for the animal. You can verify the license.
• You CANNOT ask: For medical records, for a specific diagnosis, or for the animal to be trained.

The Only Ways to (Carefully) Deny: If the animal poses a direct threat (proven violent history) or would cause severe physical damage to the property that can’t be mitigated. “I don’t like pit bulls” is illegal. A vet report detailing aggression is evidence. When in doubt, call your lawyer. Not your buddy.

Your 5-Step, Lawsuit-Proof Pet Plan

1. The Mandatory Pet Screening: Use a service like PetScreening.com for every pet. It’s a third-party background check that verifies vaccines, breed, weight, and past behavior. It creates an objective paper trail. For assistance animals, they have a free verification process for doctors’ letters.
2. The Fortress Lease Addendum: Your pet clause should be a masterpiece of clarity.
   • Identification: “One (1) dog, Tank, Rottweiler, 95 lbs, Microchip #XYZ123.”
   • Money: “Refundable Pet Deposit: $800. Monthly Pet Rent: $85.”
   • Rules: “All waste must be removed from the property immediately. Dog must be on leash in common areas. Any complaint of excessive barking (2+ written complaints) is a lease violation.”
   • Damage Liability: “Tenant is 100% liable for all damage caused by pet, including flea infestations, lawn burn spots from urine, and odor remediation.”
3. The “Walk-By” Inspection: Florida requires 12 hours notice for non-emergency entry [1]. Use it. Every quarter, give notice and do a friendly walk-through. Look for scratches, stains, and odors. Take photos. Send a nice email: “Tank is looking great! Just a heads up, we noticed a small scratch on the back door—please try to keep his nails trimmed. Thanks!” This builds a documented history.
4. The Move-Out Takedown: When they leave, you must prove the damage was from the pet. Your inspection photos are key. Florida law gives you 15 days to return the deposit or send a written notice of intent to impose a claim (within 30 days), itemizing deductions [1]. Be detailed: “Professional enzyme treatment for pet urine in master bedroom carpet: $350.”
5. The Eviction Lifeline: If they sneak in a snake or their “ESA” destroys the place, you must follow Florida’s 7-Day Notice to Cure (for a fixable violation) [1]. If they don’t fix it, then you can file for eviction. Never self-help. No lock changes.

Bottom Line: Pets Are a Business Decision

Being pet-friendly in Florida is a massive competitive advantage. It opens your property to a huge pool of tenants and lets you charge more. The goal isn’t to ban pets—it’s to manage risk with impeccable paperwork, consistent processes, and strict adherence to the law.

Your rental is a business. A smart pet policy isn’t just a clause; it’s a revenue-protecting system.

Want to automate this entire process—screening, lease addendums, and fee tracking? This is exactly what property management platforms like Hemlane are built for, turning legal complexity into a few simple clicks.

Sources & Legal Citations

1. Florida Legislature – Chapter 83, Florida Residential Landlord and Tenant Act:
   https://www.flsenate.gov/Laws/Statutes/2023/Chapter83 (The official, searchable state law. See Part II for security deposit rules.)
2. U.S. Department of Housing and Urban Development (HUD) – Assistance Animals Notice:
   https://www.hud.gov/sites/dfiles/PA/documents/HUDAsstAnimalNC1-28-2020.pdf (The critical federal guidance on service animals and ESAs.)
3. Florida Commission on Human Relations (FCHR) – Housing Discrimination:
   https://fchr.myflorida.com/complaints/housing-discrimination/ (Where a tenant would file a complaint if you violate FHA/assistance animal rules.)
4. Florida Bar – Consumer Pamphlet: Landlord/Tenant Law:
   https://www.floridabar.org/public/consumer/pamphlet013/ (A trusted, plain-English overview of rights and responsibilities, including deposits.)

Disclaimer: I'm a landlord sharing hard-won experience, not a lawyer. This guide is for informational purposes. Florida law is complex and evolves. For specific legal advice, especially regarding assistance animal denials or evictions, always consult a licensed Florida attorney.