Should you allow pets?
In San Antonio, many people renting single-family homes have a dog or cat, and a fenced yard is one of the reasons they choose a house. Saying no to pets narrows your applicant pool, which can mean more vacant days. Saying yes brings more applicants and often longer stays, because moving with animals is hard, but it also brings more wear on floors, doors and yards.
Before you decide, check two things you may not control. First, your landlord insurance policy: some carriers exclude or limit liability coverage for certain dog breeds. Second, your HOA's rules, which may limit the number or kinds of animals. Your policy has to fit inside both.
What a written pet policy covers
Put the policy in writing before the home is listed, and use the same policy for every applicant. A written standard protects you from claims of unfair treatment and gives applicants a straight answer.
- Which animals are accepted: dogs, cats, others, and how many.
- Any size, weight or breed limits, and the reason, such as an insurance exclusion.
- What you charge: refundable pet deposit, one-time pet fee, monthly pet rent, or a combination.
- Proof required: current rabies vaccination, licensing or microchip where the city requires it.
- Rules for living there: waste pickup, leash and noise rules, no animals left outside in extreme heat or cold, flea treatment and carpet cleaning at move-out if the lease requires them.
- What happens with an unauthorized animal, and the process for adding a pet mid-lease.
Deposits, fees and pet rent
Texas law does not set a dollar cap on pet deposits or pet rent, but how you label each charge matters. A refundable pet deposit is part of the money you hold for the tenant, so it is governed by the same deposit rules: it is refunded or accounted for with an itemized list within 30 days after the tenant surrenders the home and provides a forwarding address, and normal wear and tear cannot be charged against it. A pet fee is a non-refundable charge and the lease should say so plainly. Pet rent is part of the monthly rent.
Keep amounts reasonable for your market. Charges well above what similar homes ask will cost you applicants. And remember that no charge caps the tenant's responsibility: damage beyond normal wear can be deducted from the full security deposit and billed beyond it.
Screening the pet, not just the person
Ask for the same information about every animal and judge it against your written policy. Meeting a dog briefly, reviewing vet records and asking a prior landlord how the home looked at move-out tell you more than the breed on the application.
Add a pet addendum to the lease for each approved animal, with its description and photo. It makes unauthorized animals easy to spot at inspections and sets clear expectations for move-out.
Assistance animals: the fair housing rules
Assistance animals are not pets, and your pet policy does not apply to them. Under the federal Fair Housing Act, a landlord must consider a request for a reasonable accommodation from a person with a disability who needs an assistance animal, even in a no-pets home. That includes service animals and support animals, including emotional support animals.
You cannot charge a pet deposit, pet fee or pet rent for an assistance animal, and breed, size and weight limits in your pet policy do not apply. If the disability or the disability-related need is not obvious, you may ask for reliable documentation of that need, typically from a health care provider with personal knowledge of the person. You may not ask for a diagnosis, medical records or details of the disability. Federal guidance notes that certificates or registrations sold online are not, by themselves, enough to establish a need.
A request can be denied only in narrow cases, such as when the specific animal poses a direct threat to others' safety or would cause substantial physical damage that cannot be reduced by another accommodation, based on that animal's actual conduct rather than fears about its breed. The tenant remains responsible for damage the animal causes, which you can deduct as you would any other damage. Fair housing claims are costly; when in doubt, get advice before you deny a request.
- Respond to every request promptly and in writing.
- Ask only for what you are allowed to ask.
- Do not charge pet deposits, fees or pet rent.
- Keep documentation confidential.
- Apply the same process to every request.
Protecting the home
Small choices reduce pet damage. Hard-surface flooring such as tile or luxury vinyl plank holds up far better than carpet. A sound fence with no gaps keeps dogs in and keeps you out of liability problems. Regular pest control helps keep fleas from taking hold, which matters in San Antonio's warm climate. Regular inspections catch scratching, chewing, odor and yard damage early, while they are still small.
How Rothrock handles pets
Rothrock helps you set a pet policy that fits your home, insurance and HOA, and then applies it to every applicant the same way. Pet details, vaccination records and the pet addendum go in the tenant's file. Assistance animal requests are handled under fair housing rules without pet charges. Quarterly inspections include a photo report so you see how the home is holding up, and move-out deductions are measured against the move-in photos.
Questions
Can a landlord refuse pets in Texas?
Yes. A landlord can choose a no-pets policy. That policy does not apply to assistance animals, which a landlord must consider as a reasonable accommodation under the Fair Housing Act.
How much can a landlord charge for a pet deposit in Texas?
Texas law does not set a maximum. A refundable pet deposit is handled like the security deposit, refunded or itemized within 30 days after move-out. Keep amounts in line with similar rentals so you do not lose applicants.
Can I charge pet rent for an emotional support animal?
No. Emotional support animals are assistance animals under fair housing law, not pets. You cannot charge pet rent, pet fees or pet deposits for them, though the tenant is still responsible for any damage.
Can a landlord deny an emotional support animal because of its breed?
Generally no. Breed and size limits in a pet policy do not apply to assistance animals. A denial must rest on the specific animal's conduct, such as a direct threat or substantial damage, not its breed.
What can a landlord ask for with an assistance animal request?
If the disability or need is not obvious, reliable documentation of the disability-related need for the animal, usually from a health care provider who knows the person. Not a diagnosis or medical records.
Is a pet deposit refundable in Texas?
A pet deposit is refundable, minus lawful deductions for damage. A pet fee is not. The lease should label each charge clearly.
General information about Texas rules, not legal advice. For a specific situation, speak to a Texas attorney.