A Pennsylvania pet addendum to a residential lease is the written agreement, attached to the main lease, that identifies each animal a tenant may keep, sets the associated fees and deposits, and lays out the rules both sides agree to follow. Pennsylvania doesn’t require landlords to allow pets, so the addendum is where permission is granted and the terms are locked in. What it contains matters because Pennsylvania’s Landlord and Tenant Act of 1951 caps total security deposits, and any refundable money held for potential pet damage counts toward that cap.1New York Codes, Rules and Regulations. Pennsylvania Code 68 PS 250.511a – Escrow Funds Limited
What the Addendum Should Contain
Start with the animal itself. Record the pet’s name, species, breed, weight, age, and color. For a dog, add the state license number. These details define exactly which animal is authorized, so a tenant who later brings home a second dog, or swaps a small breed for a large one, is out of compliance with the addendum as written.
Beyond identification, a workable addendum covers:
- Financial terms. The specific dollar amount of any non-refundable pet fee, the monthly pet rent (if any), and the refundable pet deposit. Spell out due dates and whether the pet deposit is separate from or part of the general security deposit.
- Proof of vaccination and licensing. Pennsylvania requires rabies vaccination for dogs and cats and annual state licensing for dogs. Current proof should be attached.
- Behavior and control. Pets stay inside the unit except when leashed or otherwise under direct control, and the tenant cleans up after the animal in shared spaces.
- Restricted areas. Name any off-limits parts of the property: pool area, garden, specific common rooms.
- Damage responsibility. The tenant is liable for damage the pet causes to the property, to other tenants’ belongings, or to other people. The landlord assumes no responsibility for injury caused by the tenant’s animal.
- Number and type limits. Cap the total number of pets and name any excluded species, breeds, or weight thresholds.
- Dangerous-dog clause. Many landlords prohibit any dog officially designated as dangerous under Pennsylvania law. If your dog has any bite history, disclose it before signing.
Every adult tenant on the lease and the landlord (or property manager) must sign and date the addendum. The signed document should be physically attached to the primary lease so the two travel together, and every tenant gets a complete copy. Separated addendums are one of the more common problems in later disputes; if it gets lost between renewals, proving what was agreed to becomes much harder.
How Pet Deposits and Fees Work Under Pennsylvania Law
Pennsylvania treats a pet deposit as part of the total security deposit, not a separate category. Under Section 511.1 of the Landlord and Tenant Act, a landlord cannot collect more than two months’ rent as a security deposit during the first year of a lease. Starting in the second year, the cap drops to one month’s rent.1New York Codes, Rules and Regulations. Pennsylvania Code 68 PS 250.511a – Escrow Funds Limited If your landlord already holds one month’s rent as a general security deposit during year one, only one additional month is available for a refundable pet deposit before hitting the ceiling.
Non-refundable pet fees work differently. Because they aren’t held in escrow for potential return to the tenant, they fall outside the deposit cap. A landlord can charge a one-time fee for the privilege of keeping the animal, and that fee doesn’t reduce the amount available for refundable deposits. Monthly pet rent follows the same logic: it’s additional rent, not escrow, so the deposit limits don’t apply. Label each charge clearly in the addendum so there’s no confusion later about which payments are refundable.
Vaccination and Licensing Requirements to Attach
Pennsylvania law requires every dog and cat owner to vaccinate the animal against rabies within four weeks after it reaches 12 weeks of age. A booster is due between 12 and 14 months after the initial vaccination, with ongoing revaccination following the vaccine manufacturer’s schedule.2Pennsylvania General Assembly. Pennsylvania Statutes Title 3 PS Agriculture 455-8 – Vaccination Against Rabies Required If a police officer or dog warden requests proof, the owner has 48 hours to produce it.
Every dog three months of age or older must also be licensed annually through the county treasurer or an authorized issuing agent. The standard license fee is $7 per dog, with a reduced $5 fee for residents 65 and older or those with disabilities. The Pennsylvania Secretary of Agriculture has authority to increase these fees by up to $2 effective December 1, 2025, so confirm the current amount with your county treasurer.3Pennsylvania General Assembly. Pennsylvania Statutes Title 3 PS Agriculture 459-201 – Applications for Dog Licenses, Fees, Penalties Failing to license a dog is a summary offense with a fine between $100 and $500 per unlicensed animal.
Recording vaccination dates, license numbers, and veterinarian contact information directly on the addendum creates a clean paper trail. Landlords can verify compliance at a glance, and tenants have proof they met their legal obligations at move-in.
Liability and Renter’s Insurance
Many Pennsylvania landlords now require tenants with animals to carry renter’s insurance that includes pet liability coverage. A standard renter’s policy doesn’t always cover animal-related incidents. Some insurers exclude specific dog breeds, and others exclude animal liability as a category unless it’s added.
Before signing, check whether your policy covers injuries or property damage caused by your pet. If it doesn’t, ask about adding animal liability or purchasing a separate canine liability policy. Some landlords ask to be named as an “additional insured” so they’re directly protected if someone sues over a pet-related injury on the property. It’s a standard request and usually costs nothing or a nominal fee. The addendum should state the minimum coverage amount required, the deadline for providing proof, and whether the landlord must be named as additional insured.
Service and Assistance Animals Are Not Covered
Service animals and emotional support animals are not pets under the law, and the addendum’s fee and restriction rules don’t apply to them. The federal Fair Housing Act and Pennsylvania’s Human Relations Act both prohibit housing providers from discriminating against tenants who need an assistance animal because of a disability.4Pennsylvania General Assembly. Pennsylvania Human Relations Act – Section 5 A landlord cannot charge pet deposits, pet fees, or monthly pet rent for these animals, and cannot apply breed, weight, or species restrictions that would otherwise appear in a pet addendum.
When a tenant’s disability and need for the animal are obvious, the landlord shouldn’t ask for documentation. When neither is apparent, the landlord may request limited verification from a healthcare professional confirming that the tenant has a disability, that it substantially limits a major life activity, and that the animal provides disability-related assistance or therapeutic emotional support. The landlord cannot demand a specific diagnosis, require medical records, insist on a particular form, or seek a notarized statement.5HUD Exchange. What Documentation Does a Resident Need to Provide So an Assistance Animal Is Not Considered a Pet Any medical information provided must be kept confidential. A landlord can still hold the tenant responsible for damage the animal causes, just as they would for damage caused by any occupant.
What Happens if a Tenant Keeps an Unauthorized Pet
If a tenant brings an animal onto the property without approval or in violation of a no-pet clause, the landlord can treat it as a breach of the lease. For leases of one year or less, or month-to-month arrangements, the landlord must serve a written notice giving the tenant 15 days to vacate. For leases longer than one year, that window extends to 30 days.6Pennsylvania General Assembly. Pennsylvania Statutes Title 68 PS Real and Personal Property 250.501 – Notice to Quit
Many landlords prefer to resolve the situation without eviction, offering the tenant a choice between removing the animal and signing a pet addendum with the associated fees. But Pennsylvania’s statute doesn’t require a cure period for lease breaches other than nonpayment of rent. If the lease says “no pets” and you get one, the landlord has legal grounds to begin eviction without offering a second chance.
Deposit Returns and Pet Damage at Move-Out
When the lease ends, the landlord has 30 days to either return the full security deposit (with accrued interest, if applicable) or provide a written, itemized list of damages and return whatever balance remains. Missing that 30-day window forfeits the right to withhold any portion of the deposit and the ability to sue the tenant for property damage. A landlord who withholds the deposit without justification can be held liable for double the amount wrongfully kept.7Pennsylvania General Assembly. Pennsylvania Statutes Title 68 PS Real and Personal Property 250.512 – Recovery of Improperly Held Escrow Fund
Pet damage is a legitimate deduction, but only for actual, reasonable repair costs. Replacing carpet destroyed by a puppy is fair game. Replacing carpet that was already ten years old and due for replacement is not, because that crosses into normal wear and tear. Document the unit’s condition at move-in with photos, paying special attention to flooring, door frames, window screens, and any area an animal might damage. That evidence is your best protection against inflated deduction claims later.
If the addendum included a non-refundable pet fee, the landlord already collected money specifically for pet-related wear. Some tenants argue that fee should offset pet damage deductions from the security deposit, though Pennsylvania law doesn’t explicitly address the overlap. Clear addendum language defining what each payment covers is the best way to avoid that dispute.