Should You Allow Pets in Your Denver Rental? A Landlord's Honest Guide

We get this question from landlords constantly — and there's no universal right answer. Pets are one of the most polarizing topics in residential property management, and the landlords who handle it well tend to be the ones who've thought it through deliberately rather than defaulting to a blanket "no pets" policy or saying yes without any structure.

Here's an honest look at the tradeoffs — and how to protect yourself if you decide to open the door.

The Case for Allowing Pets

Denver is one of the most dog-friendly cities in the country. Walk through Washington Park, Sloan's Lake, or Central Park on any Saturday morning and you'll understand the market you're operating in. A significant share of Denver renters have pets (80% on average) — and if your listing says "no pets," you're automatically filtered out of their search.

A few practical realities:

• Larger tenant pool. In a market where pet owners often struggle to find housing, a pet-friendly listing can generate 30–40% more applications than a comparable no-pets unit, especially for single-family homes.
• Longer tenancies. Pet owners know finding another pet-friendly rental is hard. They tend to renew. Turnover is expensive — typically one to two months of lost rent — so a tenant who stays an extra year is real money.
• You can charge more. Pet rent (a monthly add-on) and pet deposits are standard in Denver. A pet rent adds meaningful income over a 12-month tenancy.

The Case for Caution

We'll be honest: pets do cause damage. Scratched hardwood floors, odor in carpet, yard damage from digging — these are real costs. The question is whether the additional income and tenant quality offset them.

What we see at My Haven: the damage risk correlates far more with the owner than the pet. A responsible tenant with a well-trained dog is dramatically less likely to leave a damaged unit than an irresponsible tenant with no pets. Which is why screening still matters most.

How to Structure Your Pet Policy

If you decide to allow pets, don't just say yes and hope for the best. Structure it.

1. Be specific in the lease. Define allowed pet types (dogs and cats only?), the maximum number, and any breed or size restrictions. Vague language creates disputes. If you allow dogs under 40 pounds, write "dogs under 40 pounds" — not "small dogs."

2. Collect a pet deposit. Colorado does not set a separate cap for pet deposits — it's governed by the same general security deposit rules. The pet deposit must be refundable unless explicitly labeled non-refundable in the lease (see C.R.S. § 38-12-103). A common structure is $300 refundable pet deposit.

3. Charge pet rent. This is a monthly fee — separate from the deposit — that helps offset the ongoing wear-and-tear risk. It's recurring income and entirely legal in Colorado. Most Denver landlords charge $35 per month or 1.5% of the monthly rent.

4. Do a move-in inspection with extra detail. Document flooring condition, yard condition, and any existing damage before the pet moves in. Photos are your best protection at move-out.

5. Consider requiring renters insurance with pet liability coverage. Many renters insurance policies include pet liability (in case the dog bites a neighbor, for instance). You can require tenants to maintain a policy and list you as an additional interested party. The Colorado Division of Insurance has resources if you want to understand what standard renters policies cover.

A Note on Service Animals and Emotional Support Animals

This is where many landlords get tripped up. Under the Fair Housing Act, you cannot apply your pet policy — deposits, pet rent, breed restrictions — to a tenant's assistance animal or emotional support animal. These are not legally considered "pets." A landlord who charges a pet fee for a documented emotional support animal is exposed to a fair housing complaint.

If a tenant requests a reasonable accommodation for an assistance animal, treat it as a separate process from your pet policy. We'd recommend reviewing the HUD guidance on assistance animals if this comes up. When in doubt, consult a Colorado real estate attorney before responding.

Our Honest Take

For most single-family homes and larger units in the Denver metro, we generally recommend allowing pets with a clear, structured policy. Remember, about 80% of renters in Denver have a pet. The math usually works: more applicants, longer tenancies, and pet rent that offsets the risk — especially when you pair it with thorough screening and a solid move-in inspection.

For high-end units with premium finishes (new hardwood, designer carpet, etc.), the calculus may shift. We evaluate each property individually.

If you want help thinking through the right pet policy for your specific property — or want someone to manage the whole thing — give us a call at 303-228-7800 or visit rentmyhaven.com. We're happy to walk through it with you.

My Haven is a full-service property management company proudly serving the Denver metro area.