Pet & ESA Laws by State for Landlords | All 50 States + DC & Puerto Rico

🐾 Pet & ESA Laws by State for Landlords

Complete state-by-state guide to pet deposit limits, emotional support animal requirements, service animal laws, and Fair Housing compliance for all 50 states, Washington D.C., and Puerto Rico

📋 Updated for • 52 State Guides • FCRA Compliant

📚

52 Guides

Every Jurisdiction

⚖️

FHA + ADA

Federal Laws

🦮

ESA Rules

Every State

💰

Deposit Caps

Compared

Managing pets in rental properties requires landlords to balance property protection with federal Fair Housing Act compliance. Every state has different rules governing pet deposits, security deposit caps, and return timelines—but all states must follow federal requirements for emotional support animals (ESAs) and service animals under the Fair Housing Act and Americans with Disabilities Act.

This comprehensive hub page links to our detailed guides for every U.S. state, Washington D.C., and Puerto Rico. Each guide covers state-specific pet deposit laws, ESA documentation requirements, service animal protections, liability considerations, local market data, and actionable compliance strategies for landlords and property managers.

📌 Universal Rule for All States

Regardless of your state’s pet deposit laws, no landlord in any state can charge pet deposits, pet fees, or pet rent for emotional support animals or service animals under the federal Fair Housing Act (42 U.S.C. § 3604). Tenants remain liable for any damage their animals cause, but upfront pet charges are prohibited for assistance animals.

🗺️ Select Your State

🔍 Screen Tenants & Their Pets Nationwide

Before approving any pet, verify your applicant’s rental history, eviction records, and background. Our comprehensive tenant screening covers all 50 states with nationwide court records, credit reports, and rental history.

Order Tenant Screening View Pricing

📊 State-by-State Pet Deposit Comparison

Use this quick-reference table to compare pet deposit caps and return timelines across all jurisdictions. Click any state name to view the full detailed guide.

State	Deposit Cap	Return Timeline	ESA Protection
Alabama	No Limit	60 Days	FHA Protected
Alaska	2 Months	14-30 Days	FHA Protected
Arizona	1.5 Months	14 Bus. Days	FHA Protected
Arkansas	2 Months	60 Days	FHA Protected
California	1 Month	21 Days	FHA Protected
Colorado	No Limit	30-60 Days	FHA Protected
Connecticut	2 Months	30 Days	FHA Protected
Delaware	1 Month	20 Days	FHA Protected
Florida	No Limit	15-60 Days	FHA Protected
Georgia	No Limit	30 Days	FHA Protected
Hawaii	1 Month	14 Days	FHA Protected
Idaho	No Limit	21-30 Days	FHA Protected
Illinois	No Limit	30-45 Days	FHA Protected
Indiana	No Limit	45 Days	FHA Protected
Iowa	2 Months	30 Days	FHA Protected
Kansas	1 Month	30 Days	FHA Protected
Kentucky	No Limit	30-60 Days	FHA Protected
Louisiana	No Limit	30 Days	FHA Protected
Maine	2 Months	30 Days	FHA Protected
Maryland	2 Months	45 Days	FHA Protected
Massachusetts	1 Month	30 Days	FHA Protected
Michigan	1.5 Months	30 Days	FHA Protected
Minnesota	No Limit	21 Days	FHA Protected
Mississippi	No Limit	45 Days	FHA Protected
Missouri	2 Months	30 Days	FHA Protected
Montana	No Limit	30 Days	FHA Protected
Nebraska	1 Month	14 Days	FHA Protected
Nevada	3 Months	30 Days	FHA Protected
New Hampshire	1 Mo. / $100	30 Days	FHA Protected
New Jersey	1.5 Months	30 Days	FHA Protected
New Mexico	No Limit	30 Days	FHA Protected
New York	1 Month	14 Days	FHA Protected
North Carolina	Varies*	30 Days	FHA Protected
North Dakota	1 Mo. / $1,500	30 Days	FHA Protected
Ohio	No Limit	30 Days	FHA Protected
Oklahoma	No Limit	45 Days	FHA Protected
Oregon	No Limit	31 Days	FHA Protected
Pennsylvania	2 Mo. (Yr 1)	30 Days	FHA Protected
Rhode Island	1 Month	20 Days	FHA Protected
South Carolina	No Limit	30 Days	FHA Protected
South Dakota	1 Month	14 Days	FHA Protected
Tennessee	No Limit	30 Days	FHA Protected
Texas	No Limit	30 Days	FHA Protected
Utah	No Limit	30 Days	FHA Protected
Vermont	No Limit	14 Days	FHA Protected
Virginia	2 Months	45 Days	FHA Protected
Washington	No Limit	21 Days	FHA Protected
West Virginia	No Limit	60 Days	FHA Protected
Wisconsin	No Limit	21 Days	FHA Protected
Wyoming	No Limit	30 Days	FHA Protected
Washington D.C.	1 Month	45 Days	FHA Protected
Puerto Rico	1 Month	15 Days	FHA Protected

* North Carolina: No cap for properties under 15 units; 1.5-2 months for 15+ units. Pet fees and monthly pet rent may be separate from deposit caps in some states.

🦮 Key ESA & Service Animal Rules for All States

✅ What Landlords CAN Do Nationwide

Request documentation from a licensed healthcare provider for ESAs
Verify the provider has an established therapeutic relationship
Hold tenants liable for damage caused by assistance animals
Deny accommodation if the animal poses a direct threat to safety
Deny if the animal would cause substantial physical damage to property

❌ What Landlords CANNOT Do in Any State

Charge pet deposits, fees, or rent for ESAs or service animals
Apply breed, size, or weight restrictions to assistance animals
Require ESA “registration” or “certification” from online sites
Request specific medical diagnosis details
Deny based solely on insurance company breed restrictions

💡 FREE FOR LANDLORDS

🎉 Get Free Tenant Screening!

Landlords in every state can get complete tenant background checks at no cost by having applicants pay for their own screening. Comprehensive results—completely free to you!

Learn How It Works

❓ Pet & ESA Laws: Frequently Asked Questions

🔹 What is the difference between an ESA and a service animal?

Service animals are individually trained to perform specific tasks for people with disabilities and are protected under both the ADA and Fair Housing Act. ESAs provide emotional support through companionship and are protected only under the Fair Housing Act for housing. Service animals require no documentation; ESAs can require a letter from a licensed healthcare provider.

🔹 Can landlords charge pet deposits for emotional support animals?

No. Under the federal Fair Housing Act, landlords in all 50 states, D.C., and Puerto Rico cannot charge any pet-related fees (deposits, fees, or monthly rent) for emotional support animals or service animals. However, tenants remain liable for any damage the animal causes.

🔹 Which states have no cap on security deposits?

Many states have no statutory cap on security deposits, including Alabama, Colorado, Florida, Georgia, Idaho, Illinois, Indiana, Kentucky, Louisiana, Minnesota, Mississippi, Montana, New Mexico, Ohio, Oklahoma, Oregon, South Carolina, Tennessee, Texas, Utah, Vermont, Washington, West Virginia, and Wisconsin. However, deposits should still be reasonable.

🔹 Which states have the strictest deposit caps?

The strictest states include California and New York (1 month), New Hampshire (1 month or $100, whichever is greater), Kansas, Nebraska, Massachusetts, Delaware, Hawaii, and South Dakota (all 1 month). These states leave minimal room for separate pet deposits within the cap.

🔹 Can a landlord deny an ESA request?

Yes, but only for specific valid reasons: the animal poses a documented direct threat to health or safety, would cause substantial physical damage, the documentation is fraudulent, the provider has no established therapeutic relationship, or the provider is not properly licensed. Landlords cannot deny based on breed, size, species, or no-pet policies.

🔗 Related Landlord Law Guides by State

🏠 Habitability Laws by State 🔚 Lease Termination Laws by State 💰 Security Deposit Laws by State 📋 Eviction Notice Laws by State ⏰ Late Fee Laws by State 📜 Breaking Lease Laws by State 📈 Rent Increase Laws by State 🔍 Tenant Screening Laws by State 🚪 Landlord Entry Laws by State ❓ Can Landlords Run Background Checks? 📝 Rental Application 📄 Free Landlord Forms

📋 Protect Your Rental Property in Any State

Comprehensive tenant screening includes criminal background checks, eviction records, credit reports, and rental history verification—nationwide coverage.

Order Screening Now View Pricing

📚 Federal Legal Citations

Fair Housing Act: 42 U.S.C. § 3604 — prohibits discrimination in housing, including disability-related accommodations
Americans with Disabilities Act: 42 U.S.C. § 12101 — protects service animal access in public accommodations and housing
HUD Guidance: FHEO Notice 2020-01 — clarifies ESA documentation requirements and landlord obligations
HUD Reasonable Accommodation: Joint Statement of HUD/DOJ — defines reasonable accommodation procedures

⚖️ Legal Disclaimer

This guide is for informational purposes only and does not constitute legal advice. State and federal laws are subject to change. Each state guide contains state-specific legal citations and detailed analysis. For specific legal questions regarding your rental property, consult a qualified attorney licensed in your state. Tenant Screening Background Check is not a law firm.