Key Takeaways
Allowing pets can significantly widen the pool of prospective tenants you may reach up to 60–65% more applicants compared with a no-pet policy.
Pet-friendly rentals tend to lease faster and attract more interest; in 2025 rental data shows units allowing pets draw more views and are rented more quickly.
Virginia law permits landlords to charge pet deposits or monthly pet rent, but total security deposit (with pet deposit) cannot exceed two months’ rent.
Landlords must still follow lawful guidelines, including exemptions for tenants with disabilities: service animals are not considered pets and cannot be charged extra.
- A pet policy can be a strategic decision if structured carefully (with pet addendum, screening, fees/deposit), landlords can manage risk while capitalizing on higher demand.
In 2025, the rental landscape in coastal Virginia including vibrant markets like Virginia Beach, Hampton Roads, Norfolk, and Chesapeake remains competitive. For landlords operating rental properties in these areas, one recurring question stands out: should you allow pets? With pet ownership on the rise and many renters prioritizing pet-friendly housing, the decision to allow or prohibit pets can have substantial implications for occupancy rates, tenant turnover, and property maintenance. This blog explores the pros and cons of allowing pets, outlines relevant legal considerations under Virginia law, and highlights how landlords can craft effective pet policies that balance tenant demand with property protection.
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Why Allowing Pets Makes Business Sense
Rising Demand for Pet-Friendly Rentals
According to a recent analysis by the rental platform Zillow, nearly six in ten renters now own a pet a notable increase from pre-pandemic levels. Rentals that allow pets draw significantly more interest than those that do not. (Zillow MediaRoom)
Pet-friendly listings on Zillow in 2024/2025 earned more views, more saves, and more shares than non-pet listings.
According to a property-management industry survey, disallowing pets may eliminate up to 65% of potential applicants.
For a landlord, this higher demand can translate into quicker rentals, reduced vacancy time, and greater selection of tenants particularly useful in a competitive rental market like coastal Virginia.
Financial Upside: Rent & Fees
Because demand is strong, landlords often have the flexibility to charge a one-time pet deposit, monthly “pet rent,” or a non-refundable pet fee for tenants with pets. (tenant-rights.com)
In markets where rental vacancy is low or competition high, a pet-friendly unit can leverage additional income without much downside provided deposits and fees are managed correctly.
Longer-Term Tenants & Stability
Pet owners often treat their rental home more like a long-term residence. Pets can increase the attachment to home and community, reducing turnover and vacancy cycles.
Attracting responsible pet owners (especially those willing to pay pet rent and deposits) may lead to stable tenancy, timely rent payments, and lease renewals.
Legal Landscape in Virginia: What Landlords Must Know
When crafting a pet policy for your rental properties in Virginia, it is critical to understand the legal framework to remain compliant.
Pet Rent, Deposits, Fees: What’s Allowed
In Virginia, landlords are permitted to charge additional pet-related fees: refundable pet deposits, non-refundable pet fees, or monthly pet rent. (tenant-rights.com)
However, the total security deposit including any portion designated as a pet deposit cannot exceed two months’ rent.
There is no statewide cap on how much pet rent or pet fees can be charged, though amounts should be reasonable and clearly disclosed in the lease agreement.
Transparency and Lease Disclosures (2025 Update)
As of 2025, the new fee-disclosure law in Virginia requires that all fees including pet fees or rent must be itemized and clearly listed on the first page of any lease signed or renewed on or after July 1, 2025.
This means landlords must explicitly outline any pet-related charges (monthly pet rent, one-time fee, deposit) in the lease at the time of signing. Failure to do so may result in legal disputes or invalidation of fees.
Careful: Service Animals and Assistance Animals
Under the Virginia Fair Housing Law, as well as federal regulations, landlords cannot treat service animals or certain assistance animals as “pets” for the purpose of a pet policy. (Virginia Law)
This means you cannot impose pet fees, pet rent, or deposits for legitimate service animals used by tenants with disabilities.
You should also allow reasonable accommodations related to service animals refusing to do so may expose you to fair-housing liability.
Landlord Responsibilities: Habitability and Maintenance
Under the state’s landlord-tenant law (e.g., Virginia Residential Landlord and Tenant Act), landlords have a duty to maintain the property in habitable condition including pest control and maintenance of common areas.
For example, a 2024 court case involving a flea infestation affirmed that landlords cannot contractually shift the responsibility for infestations to tenants; landlords must address them to maintain habitability. (VA Lawyers Weekly)
This means that if tenants have pets, landlords should consider proactive maintenance plans (e.g., routine pest control, more frequent inspections) to manage wear-and-tear and potential hygiene issues.
Risks and Challenges of Allowing Pets
Allowing pets is not without its drawbacks. Here are some of the main risks landlords in coastal Virginia should weigh:
Property Damage and Wear
Pets even when well-behaved can cause damage: scratched floors, chewed baseboards, carpet or upholstery stains, lingering odors.
Damage can be especially acute in older properties common in many coastal Virginia neighborhoods, where hardwood floors or older drywall may be more vulnerable. Over time, wear-and-tear could lead to higher maintenance or renovation costs.
Noise, Nuisance, and Liability
Dogs that bark, roam, or are left unattended can disturb neighbors. Pet waste, improper disposal, or unsanitary conditions can also lead to complaints which may jeopardize community harmony.
Landlords may face liability if a pet injures someone or damages a third party’s property so a robust pet addendum, clear rules on leash and waste disposal, and possibly liability insurance are prudent. (Virginia REALTORS®)
Increased Maintenance & Management Overhead
With pets comes increased turnover risk (e.g., deeper cleaning, fumigation, repairs) and more hands-on maintenance. Routine pest control, carpet cleanings, or even replacing flooring might become necessary.
- Screening tenants with pets effectively including verifying pet size, breed, vaccination records, past behavior, and obtaining liability commitments adds administrative work. Some landlords and property managers may see this as more effort than it’s worth.
Why Pet-Friendly Policies Are Gaining Momentum Especially in 2025
Despite potential risks, 2025 shows stronger trends than ever toward pet-friendly rentals and in many ways, landlords in coastal Virginia could benefit from adapting.
Changing Tenant Demographics and Preferences
Post-pandemic, pet ownership has increased nationwide: more renters now consider pets part of their household plans.
Many prospective tenants are older, working professionals or families who are looking for longer-term rentals. For these renters, a pet-friendly property is often a priority.
By refusing pets, landlords may inadvertently exclude a large segment of stable tenants families, dual-income professionals, and long-term renters looking for a home rather than a transient space.
Competitive Advantage in Low-Vacancy Markets
The rental market in many parts of coastal Virginia remains competitive. For example, in one market area the average rent is around $1,750 (as of late 2025). (zillow.com)
In such climates, pet-friendly units often lease more quickly reducing vacancy periods and lost income days.
Legal and Regulatory Clarity in 2025
With the 2025 fee-disclosure law requiring clear itemization of all fees (including pet-related ones) on leases starting July 1, 2025, landlords now face more regulatory clarity around pet fees and deposits.
Clear rules allow landlords to maintain transparency and avoid disputes giving landlords a stable legal footing if they choose to allow pets.
Best Practices for Landlords in Coastal Virginia
If you decide to allow pets in your rentals, the following practices can help you manage risk while maximizing the benefits.
Use a Detailed Pet Addendum or Lease Clause
A pet addendum should define acceptable types of animals (e.g., ordinary house pets such as cats, dogs, fish, small caged animals), restrictions on breed or size if needed, and outline tenant responsibilities: waste disposal, leash requirements, vaccination records, etc. Many property managers in Virginia rely on a standardized addendum such as one provided by Virginia REALTORS®. (virginiabeachproperty.management)
Limit the number of pets allowed and require written approval for any additional or replacement pets.
Include a clause for proper disposal of pet waste, restrictions on pets in common areas (pool, amenity areas, etc.), and clean-up protocols.
Set Clear Fees and Deposits, Comply with Disclosure Law
If charging pet rent or fees, ensure you list the amount and nature of the charge clearly on the first page of the lease. This ensures compliance with the 2025 fee-disclosure requirements.
If collecting a refundable pet deposit, make sure the total security deposit (with pet deposit) remains within the two-month rent cap allowed under Virginia law.
Consider requiring renters insurance that includes pet liability coverage especially for larger dogs or breeds with higher liability risk.
Screen Tenants and Pets Thoughtfully
Use a structured screening process: require vaccination records, references (previous landlords if available), behavior history, proof of spay/neuter if appropriate, and possibly breed or weight limitations depending on property type or insurance. This helps reduce the risk of property damage and liability.
Consider requiring a pet-specific liability addendum or an animal liability rider to cover potential damages or injuries. Many landlords and agents include indemnification language in the pet addendum.
Maintain Proactive Property Maintenance
Schedule regular inspections, pest control, and deep cleaning (especially between tenants who had pets and those who don’t) to address wear-and-tear or potential hygiene issues.
Ensure that common areas are kept clean and safe; provide clearly designated pet areas if the property supports multiple units or shared grounds. Use rules for leash, waste disposal, and noise control.
Respect Fair Housing and Service Animal Laws
Always treat requests for service animals fairly. Under the Virginia Fair Housing Law, service animals and assistance animals are exempt from pet restrictions, and landlords cannot impose pet fees or deposits on these animals.
When a tenant requests reasonable accommodation for a service animal, do not demand extra documentation beyond what is allowed by law, especially if the disability and need are obvious.
Final Thoughts
For landlords in coastal Virginia in 2025, allowing pets can be a strategic and financially sound decision. With growing demand from pet-owning renters, tighter disclosure laws, and increased competition in the rental market, pet-friendly units may serve as a competitive advantage.
However, success depends on structuring a solid, transparent pet policy: one that balances attracting pet-owning tenants with protecting your property. By using a clear pet addendum, enforcing screening standards, collecting appropriate deposits or pet rent, and maintaining the property diligently, landlords can mitigate the common risks associated with pets.
