Welcoming pets into your rental property isn’t just about personal preference—it’s about positioning your property to thrive in a competitive market. In Summit County, where outdoor lifestyles and furry companions often go hand-in-hand, allowing pets can be the key to unlocking higher tenant retention and better cash flow. But to make it work, you need structure. From crafting a rock-solid pet policy to regular inspections and screening processes, a little preparation goes a long way. If you’re new to property investing in the area, this guide on what to do after buying your first rental can help you start off right.
Key Takeaways
- Pet-friendly rentals in Summit County attract more long-term, reliable tenants
- Pet fees and deposits can safeguard your investment while adding revenue
- Clear lease addenda eliminate confusion and support lease enforcement
- Legal compliance is required for service and emotional support animals
- Proper screening of pets helps prevent costly maintenance issues
Why Pet-Friendly Rentals Work in Summit County
Summit County is known for its outdoor lifestyle, and that often includes hiking, biking, skiing—and yes, pets. Many renters in the area have dogs or other animals they consider part of the family. When landlords don’t allow pets, they’re missing out on a major portion of the rental market. Allowing pets, when managed correctly, not only widens your applicant pool but also results in longer tenancies, as pet owners are less likely to relocate frequently.
Charging Pet Fees to Protect and Profit
It’s natural to be concerned about property damage when pets are involved. The good news? You can mitigate that risk through well-structured fees and deposits.
Common Pet-Related Fees:
- Monthly Pet Rent: A recurring fee per pet ($25–$50 is typical) to offset potential wear and tear
- Non-Refundable Pet Fee: Helps cover extra cleaning or admin costs
- Refundable Pet Deposit: Provides a financial cushion for damage repair
Transparency is crucial. Outline what’s refundable, what isn’t, and how each fee is applied. This prevents disputes and sets clear expectations from day one.
Upgrades That Make Your Property Pet-Ready
Welcoming pets doesn’t mean opening the door to destruction. With a few thoughtful upgrades, you can make your Summit County rental more resilient—and more attractive to tenants.
Pet-Proofing Improvements:
- Replace Carpet with Hard Flooring: Vinyl or tile holds up better against claws and accidents
- Use Satin or Semi-Gloss Paint: Easier to clean and more resistant to scuffs and stains
- Sturdy Window Treatments: Swap delicate blinds for durable, chew-proof options
- Fenced Yards or Patios: Great for pets and a strong selling point for your listing
- Outdoor Waste Stations: Especially helpful in shared multi-family spaces
These upgrades may cost more upfront, but can save you significant money in future maintenance costs.
Write a Pet Addendum That Covers Everything
It’s not enough to say “pets allowed.” A strong lease should include a separate pet addendum that lays out all rules and responsibilities. This protects both you and your tenants.
What to Include:
- Approval Requirements: List permitted breeds, sizes, and maximum number of pets
- Required Documentation: Vaccination records, licenses, and any local animal registration
- Behavior Expectations: Noise control, leash rules, and cleanliness standards
- Fee Structure: Detailed deposits, monthly charges, and non-refundable fees
- Penalties for Violations: Fines, required pet removal, or potential lease termination
Being specific ensures tenants understand what’s expected and reduces the chance of future disputes.
Follow the Law on ESAs and Service Animals
Colorado law—as well as federal regulations—requires landlords to treat assistance animals differently from standard pets. Failure to do so can lead to Fair Housing violations.
What You Must Know:
- No Pet Fees: You cannot charge deposits or rent for assistance animals
- Documentation Rules: You may ask for supporting documents for emotional support animals, but not service animals
- Enforce Behavior Expectations: Animals must follow the same safety and hygiene rules
- Accommodation Is Mandatory: You cannot deny a qualified tenant because they have a legal assistance animal
Make sure your staff, lease, and policies are up to date and legally compliant.
Inspections Keep Pet Damage in Check
Even the most well-behaved pets can cause minor damage over time. Regular inspections are key to catching issues early and protecting your investment.
Inspection Strategy:
- Schedule Routine Walkthroughs: At least twice a year is recommended
- Look for Pet-Related Damage: Stains, claw marks, odors, chewed wood, etc.
- Document Everything: Take photos and keep written records
- Compare to Move-In Condition: Use your original inspection checklist for reference
Routine checks show tenants you’re serious about your property and help you address problems before they escalate.
Don’t Forget to Screen the Pet
Tenant screening is standard—but what about pet screening? It’s just as important. A little effort here can save you from costly repairs and noise complaints later.
What to Ask For:
- Pet Profile: Breed, size, age, and temperament
- Health Records: Proof of vaccinations and flea/tick treatment
- Behavioral History: Prior landlord references about the pet
- Optional Meet-and-Greet: A short video or in-person visit can give additional peace of mind
If you’re not comfortable handling this yourself, consider partnering with a company like PMI Summit Colorado that offers tenant screening services that include pets.
Responding to Unauthorized Pets
Sometimes tenants try to bypass your policies by bringing in unapproved pets. Don’t ignore it—how you handle this sets the tone for future enforcement.
Enforcement Steps:
- Send a Lease Violation Notice immediately
- Inspect the Unit to verify the pet’s presence and any resulting damage
- Offer a Resolution: The tenant can register the pet, pay fees, or remove the animal
- Follow-up: If they fail to comply, take appropriate action based on the lease
Firm, fair, and fast responses show that you’re serious about protecting your property.
Structure and Strategy: The Keys to Pet-Friendly Success
Renting to pet owners doesn’t mean relaxing your standards—it means implementing smart, consistent systems that allow both your property and your tenants to thrive. Maintenance plays a central role in this strategy, and having a plan in place is critical. To stay ahead of seasonal wear, refer to our Summit County maintenance guide for landlords and keep your property in peak condition.
Strong Foundations Lead to Long-Term Rental Success
Creating a pet-friendly rental isn’t about luck—it’s about planning. With structured screening, a solid lease, and ongoing inspections, landlords in Summit County can enjoy the benefits of increased demand without taking unnecessary risks. At PMI Summit Colorado, we help landlords build custom policies that strike the right balance between flexibility and protection. If you’re ready to elevate your property’s performance, partner with our rental maintenance experts and turn smart policies into reliable profits.
FAQs
Q1: Can I ban specific dog breeds in Summit County?
Yes, but be cautious. Breed restrictions must comply with local laws and cannot apply to service animals.
Q2: Are emotional support animals considered pets?
No, ESAs are considered assistance animals. You cannot charge pet-related fees for them if properly documented.
Q3: What happens if the tenant’s pet damages the property?
You may use the pet deposit (if collected) or require the tenant to cover repair costs as per the lease agreement.
Q4: How can I encourage responsible pet ownership in shared rentals?
Include waste stations, set clear noise rules, and schedule regular inspections.
Q5: Can I charge both pet rent and a pet deposit?
Yes, many landlords charge both to ensure upfront protection and ongoing coverage for wear and tear.
