Renting to tenants with pets is becoming increasingly common in California, as more households seek pet-friendly accommodations. As a property owner, adopting clear, lawful, and pragmatic practices benefits both landlord and resident, while also protecting your property and investment. Here’s what to consider in today’s legal, insurance, and practical landscape—along with key points for existing tenants.

Legal Framework and Compliance

California law allows landlords significant discretion in establishing pet policies. Owners can prohibit pets entirely, allow them with restrictions (such as type, size, breed, or number), or permit them freely, provided policies are clearly outlined in the lease agreement. Importantly, landlords must abide by state law regarding security deposits—a total deposit (including any pet deposit) cannot exceed two months’ rent for unfurnished units or three months for furnished units. All deposits must ultimately be refundable, aside from documented damages caused by pets.

However, there are crucial exceptions for service animals and emotional support animals (ESAs). Under state and federal law, these are not considered pets. Landlords must accommodate them even in buildings with a “no pets” policy and cannot charge pet rent, deposits, or additional fees for these animals. Tenants are responsible for damages caused by service animals, but owners must avoid discriminatory practices that risk violating fair housing statutes. Always ensure your policies—and their enforcement—are applied consistently to avoid potential discrimination claims.

Keep in mind that some rent-controlled cities have unique rules regarding pet rent and deposits. California is also regularly considering legislation that could impact pet policies, so it’s wise to stay abreast of emerging laws.

Insurance Considerations

Insurance is a practical necessity when renting to pet owners. Landlords should consider requiring tenants to carry a renters’ insurance policy with liability coverage specifically for pet-related damages or injuries. While not mandated by law, this precaution helps protect both landlord and tenant against property damage, legal fees, or medical costs arising from a tenant’s pet, especially incidents involving injuries to other people or animals on the premises. Owners should be aware that not all insurance policies cover every breed or animal type; clarify these requirements with tenants and recommend they consult an insurance agent to ensure adequate coverage.

Best Practices for New Tenants

Clear Lease Agreements: Spell out pet policies in detail—allowed pet types, breed and size restrictions, number of animals, documentation (like veterinary records), and tenant obligations (waste management, noise control).

Pet Screening: Ask for detailed information about prospective pets, including behavior and history. Require proof of vaccinations and licenses.

Reasonable Restrictions: Setting limitations (such as “one dog and one cat per unit”) can help maintain property norms and avoid disputes.

Fair Fees: Charge pet rent or deposit within the limits of the law. Ensure transparency and always return deposits minus any actual damages.

Tenant Education: Encourage responsible pet ownership. Stress the importance of cleaning up, respecting shared spaces, and regular veterinary care.

Managing Existing Tenants with Pets

If you’re considering changing the pet policy for current residents, approach this with care. Existing tenants should generally be “grandfathered in” under the terms of their original lease unless both parties consent to an amendment. Unilateral changes may not be enforceable mid-lease and can result in legal complications. Open communication and written agreements are best; when negotiating policy updates, provide advance notice and ample time for compliance.

Conclusion

Renting to tenants with pets in California can be rewarding—with well-written, consistent policies, appropriate insurance requirements, and a focus on fairness, property owners can mitigate risk and attract a wider pool of responsible tenants. Stay informed of legal changes, maintain transparency, and create an environment where both tenants and their pets can thrive.

Sources: 1. Hemlane, “California Pet Rent Laws in 2025: A Guide for Landlords” (2025). 2. Steadily, “Pet Laws and Regulations For Rental Properties In California – 2025” (2024) .3. KQED, “New Laws California Renters and Landlords Need to Know in 2025” (2025). 4. Martinez Law Center, “California Pet Laws for Renters – Deposits, Fees & Legal Protections.” 5. Genuine Managed, “A Landlord’s Guide to California Pet Laws” (2025). 6. Wisdom Property Management, “Pets in Rental Properties: A Guide for Landlords and Tenants” (2024). 7. San Diego Property Management, “Why San Diego Landlords Should Require Pet Insurance” (2024). 8. Jamico, “Understanding Pet Policies: Guidelines for Property Owners” (2024).

Written by Wesley V. Wellman

Wesley V. Wellman has been active in the financial services field for more than 40 years. His brokerage firm, Wellman Realty Company, specializes in multi-family and commercial investment property. Since the year 2000, Mr. Wellman has sold over $342 million of investment property. He is a Santa Monica apartment industry leader and is frequently quoted in the local press about rental property issues. He is one of the founding directors of the Action Apartment Association, which was formed in 1980. As an advisor, Mr. Wellman draws on a wealth of educational background in real estate, taxation, securities and estate planning.

Sources:

Christian Britschgi – reason.com/2025/06/25/on-housing-all-new-york-politicians-are-socialists/ 2. Eric Revell – foxbusiness.com/politics/real-estate-expert-warns-socialist-mayoral-candidate-could-trigger-massive-nyc-exodus 3. credaily.com/briefs/housing-crisis-driving-socialist-surge-in-nyc-mayoral-race/ 4. Roshan Abraham – nextcity.org/urbanist-news/rent-political-zohran-mamdani-win-mayor-tenants-rent-freeze-nyc 5. dsa-la.org/democratic-socialist-program-for-los-angeles/ 6. Kenton Card – tandfonline.com/doi/full/10.1080/02673037.2022.2124236 7. reddit.com/r/minnesota/comments/1m59j41/minneapolis_democrats_endorse_democratic/ 8. Oksana Mironova – proteanmag.com/2024/02/18/rentcontrol/ 9. Marissa A and Collin B – californiadsa.org/news/los-angeles-election-2024

Written by Wesley V. Wellman

Wesley V. Wellman has been active in the financial services field for more than 40 years. His brokerage firm, Wellman Realty Company, specializes in multi-family and commercial investment property. Since the year 2000, Mr. Wellman has sold over $342 million of investment property. He is a Santa Monica apartment industry leader and is frequently quoted in the local press about rental property issues. He is one of the founding directors of the Action Apartment Association, which was formed in 1980. As an advisor, Mr. Wellman draws on a wealth of educational background in real estate, taxation, securities and estate planning.