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

The Pet Question Every Denver Landlord Faces

At some point, almost every Denver landlord gets the same inquiry: "Do you allow pets?" It seems like a simple yes or no question. In reality, it's one of the most important policy decisions you'll make for your rental property. Get it right, and you can attract reliable, long-term tenants who are willing to pay a premium. Get it wrong, and you could be looking at damaged floors, odor complaints from neighbors, or a costly turnover.

In our experience managing hundreds of Denver rentals over more than 60 years, we've seen landlords lose great tenants by saying no to pets without a clear reason — and we've also seen unprepared landlords face real headaches because they said yes without the right protections in place. This guide walks you through both sides of the decision so you can make the right call for your property and your goals.

Why Denver Is a Dog-Friendly City (and Why That Matters to You)

Denver has a well-earned reputation as one of the most pet-friendly cities in the country. From the off-leash areas in Wash Park and Cherry Creek State Park to the dog-welcoming patios along South Broadway, pets are woven into the Denver lifestyle. Neighborhoods like Highlands, Sloan's Lake, and Congress Park are filled with renters who would sooner move than give up their dog.

This matters to landlords because the pool of renters with pets is large and growing. A blanket "no pets" policy can significantly narrow your applicant pool, which means longer vacancies and fewer choices when it comes to selecting a quality tenant. On the flip side, pet-friendly rentals often command a higher monthly rent and attract renters who tend to stay longer — partly because fewer options are available to them.

The Real Risks of Allowing Pets

Being pet-friendly doesn't mean being unprotected. The concerns landlords have about pets are legitimate and worth taking seriously before you update your listing.

• Carpet and flooring damage from claws, accidents, or general wear
• Pet odors that can be difficult and expensive to fully remove
• Yard damage, including digging or destruction of landscaping
• Noise complaints from neighbors related to barking or agitation
• Liability concerns if a pet injures another person on the property

None of these risks are reasons to automatically say no. They are reasons to have a thoughtful pet policy, the right lease language, and the proper financial protections in place before you hand over the keys.

Understanding Pet Deposits and Fees in Colorado

Colorado law gives landlords flexibility when it comes to collecting money upfront for pets, but there are important distinctions to understand between a refundable pet deposit and a non-refundable pet fee. Knowing the difference — and using the right language in your lease — can protect you legally and financially.

A refundable pet deposit is held like a security deposit and must be returned to the tenant minus any documented damages after they move out. A non-refundable pet fee is exactly what it sounds like — money the tenant pays once that covers the general risk of allowing their pet, regardless of whether any damage occurs. Colorado's rules around security deposits and what landlords can keep are fairly specific, so it's worth working with a property management professional or attorney to make sure your lease language holds up.

In our experience, charging a reasonable, clearly defined pet fee or pet deposit — rather than just raising the rent and hoping for the best — gives landlords a cleaner paper trail and a stronger position if a dispute arises at move-out.

Monthly pet rent is another option many Denver landlords are using. Instead of a lump sum upfront, you charge a small additional amount each month. This approach can reduce the barrier for tenants while still compensating you for the added wear and tear over time. Many landlords combine a modest non-refundable fee with a small monthly pet rent for a balanced approach.

What a Strong Pet Policy Actually Looks Like

Saying "yes to pets" is not a policy — it's just a word. A real pet policy gives you and your tenant clear expectations and legal protection. Here's what a solid pet addendum or policy should address:

• Approved pet types and size or breed restrictions (if any)
• Maximum number of pets allowed on the property
• Required documentation: vaccination records, photo, and proof of licensing if applicable
• Whether renters insurance with pet liability coverage is required
• Tenant responsibilities for damage, odor, waste removal, and neighbor complaints
• What happens if an unauthorized pet is discovered during the tenancy
• Specific deposit, fee, and monthly pet rent amounts with refund terms clearly spelled out

One important note for Colorado landlords: you cannot apply a "no pets" policy — or charge additional pet-related fees — to tenants who have a verified emotional support animal (ESA) or a service animal. These animals are protected under fair housing rules, and treating them like ordinary pets can expose you to serious legal liability. If you're unsure about how to handle an accommodation request, consult a property management company or a fair housing attorney before responding.

How to Screen Pet Owners the Right Way

Not all pet owners are the same. A responsible dog owner who grooms their pet, cleans up after them, and has renter's insurance is a very different risk than someone with three large, untrained dogs and no prior rental history. Your applicant screening process should be just as rigorous for pet owners as it is for any other tenant.

Consider asking for a "pet resume" — a short write-up with photos, vaccination records, and a reference from a previous landlord who can speak to the animal's behavior. Meeting the pet in person before signing a lease is also a reasonable step for dogs, especially larger breeds. These screening steps are professional and effective, and most responsible pet owners will respect the process.

Our team at Bergan & Company handles tenant screening as part of our full-service property management services, including helping landlords develop and enforce pet policies that protect their investment without turning away good applicants.

When "No Pets" Still Makes Sense

There are legitimate situations where a no-pets policy is the right call. If your property has brand-new hardwood floors throughout, a shared building with strict HOA rules, or you're renting a condo where the association prohibits animals, allowing pets may simply not be an option. Certain property types — like high-end units in LoDo or a single-family home with a homeowner's association — may have restrictions that take the decision out of your hands entirely.

If you do decide to say no to pets, be consistent and document your policy clearly in writing. And remember: if you have a no-pets policy, you still must make reasonable accommodations for service animals and ESAs under fair housing law.

The Bottom Line for Denver Landlords

Allowing pets in your Denver rental is not an all-or-nothing gamble. With a well-written pet addendum, the right financial protections, and a careful screening process, most landlords find that a thoughtful pet-friendly policy expands their applicant pool, reduces vacancy time, and attracts tenants who are grateful for the flexibility and more likely to stick around.

If you're unsure how to price your rental with or without a pet policy, start with a free rental analysis from Bergan & Company. We'll look at comparable properties in your area and help you understand what the market supports. We serve landlords across 19 Denver-metro communities, from Thornton and Westminster in the north to Parker and Highlands Ranch in the south.

After more than 60 years managing Denver rentals, we've learned that the best landlord decisions aren't just about protecting the property — they're about finding the right tenant. A smart pet policy is part of that.