Should You Allow Pets in Your King County Rental? A Landlord's Guide | Valta Homes Blog
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Should You Allow Pets in Your King County Rental? A Landlord's Guide
Should you allow pets in your King County rental? We break down Washington pet deposit rules, Seattle's caps, pet rent, real damage costs, and the pet policy that protects your property.
Every landlord we work with eventually asks the same question, usually right after a great applicant mentions a dog: should I allow pets in my rental?
It feels like a coin flip between two bad outcomes. Say no, and you just shrank your applicant pool and maybe lost the best tenant you have seen in weeks. Say yes, and you are picturing scratched floors, carpet that smells like a kennel, and a yard full of holes.
We manage and maintain rental properties across King County, and we have seen both sides of this decision play out — the pet-friendly rental that stayed occupied for five straight years with zero damage, and the one that needed new flooring and two rounds of odor treatment after a single tenancy. The difference was almost never the pet. It was the policy.
Here is the honest math on allowing pets in a King County rental, what Washington law actually lets you charge, and how to build a pet policy that protects the property instead of just hoping for the best.
The case for allowing pets
Start with the market reality: most renters have pets. Industry surveys consistently put pet ownership at well over half of U.S. renter households, and in the Pacific Northwest — one of the most dog-friendly regions in the country — the share skews higher. When you list a rental as "no pets," you are not filtering out a niche. You are filtering out the majority of your potential applicants.
That filter costs you in three ways:
Longer vacancy. Fewer qualified applicants means more days on market, and a vacant month costs far more than most pet damage ever will. If your rent is $3,000, every extra month of vacancy is a $3,000 loss — about the price of replacing the flooring in an entire room.
Lower effective rent. Pet-friendly rentals are scarce relative to demand, which gives you pricing power. Pet rent of $25 to $75 per month is standard in the Seattle metro, and pet owners pay it without blinking because their alternatives are limited. That stacks on top of the competitive rent price you set for the unit itself.
Higher turnover. Pet owners move less often. Finding a pet-friendly rental is hard work, and tenants who land one tend to stay. We have written about how much tenant turnover actually costs, and the short version is that every turnover eats four to eight weeks of cash flow once you count vacancy, cleaning, and repairs. A tenant who stays three extra years because you allowed their cat is worth thousands of dollars.
So the upside is real. The question is whether you can capture it without absorbing the downside. Washington law shapes how you do that, so start there.
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What Washington law lets you charge — and what it does not
Pet deposits, pet fees, and pet rent are all legal in Washington, but the rules tightened over the last few years, and Seattle has its own layer on top. Three things every King County landlord should know:
1. Deposits and nonrefundable fees are capped at one month's rent — combined. Under Washington law (RCW 59.18.253, updated in 2023), the total of all deposits and nonrefundable fees you collect at move-in cannot exceed one month's rent for most tenancies. Your security deposit, pet deposit, and any nonrefundable fees all count toward that single cap. If rent is $3,000 and you collect a $3,000 security deposit, there is no room left for a separate pet deposit. Many landlords handle this by charging monthly pet rent instead, which does not count against the move-in cap.
2. Seattle caps pet deposits specifically. If your rental is inside Seattle city limits, the pet damage deposit cannot exceed 25 percent of one month's rent, you can hold only one pet deposit per household no matter how many pets live there, tenants can pay it in installments, and nonrefundable pet fees are banned outright. Bellevue, Kirkland, Issaquah, and unincorporated King County follow the state rules instead, but local ordinances change — this is exactly the kind of thing we track in our roundup of Washington rental law changes landlords need to know.
3. Service and assistance animals are not pets. Under federal fair housing law and Washington's Law Against Discrimination, you cannot charge a pet deposit, pet fee, or pet rent for a tenant's service animal or emotional support animal, and you cannot reject an otherwise qualified applicant because they have one. A "no pets" policy does not apply to assistance animals. You can still hold the tenant responsible for actual damage the animal causes, the same as any other damage.
One more thing worth watching: Olympia has floated proposals to cap pet deposits statewide and restrict pet rent. Nothing like that binds King County landlords outside Seattle as we write this, but the direction of travel is clear — verify the current rules before you sign a new lease.
Whatever you charge, the deposit mechanics are the same as any security deposit: a written checklist at move-in, itemized documentation at move-out, and a refund within the statutory deadline. Our security deposit and move-out inspection guide for Washington walks through that process step by step.
What pet damage actually costs
Let's be specific about the downside, because "pets cause damage" is too vague to make a decision with. Here is what we actually see on maintenance calls at pet-friendly rentals in King County, roughly in order of frequency:
Scratched flooring. Dog claws on hardwood or cheap laminate. Refinishing hardwood runs $3 to $8 per square foot; replacing a damaged laminate section often means replacing the room because the product line is discontinued.
Carpet odor and staining. The expensive one. Pet urine soaks through carpet into the pad and sometimes the subfloor. Surface cleaning will not fix it — you are looking at carpet and pad replacement, occasionally subfloor sealing. For a single bedroom, that is $800 to $1,500.
Chewed trim, door frames, and blinds. Usually a young dog left alone. Individually cheap, but it adds up: a few hundred dollars in handyman time and materials at turnover.
Yard damage. Digging, dead grass spots, and worn paths along fence lines. A neglected yard also undoes the curb appeal that fills vacancies — our landscaping guide for King County rentals covers what a rental yard needs to survive tenants of every species.
Fleas and pests. Rare with treated pets, miserable when it happens. Treatment for an occupied unit takes coordination and multiple visits from a pest control service.
Now the context that matters: a typical tenancy with a screened pet produces little or none of this. The catastrophic cases almost always involve an unscreened pet, an absent landlord, and a multi-year tenancy with no inspections. Which brings us to the policy.
Write a pet policy, not a yes
The landlords who get burned are usually the ones who said "sure, the dog is fine" verbally and left it there. Allowing pets should mean a written pet addendum to the lease. Ours covers:
Which animal, specifically. Species, breed, weight, age, name. The lease covers this pet, not pets in general. A second animal requires a new agreement.
Limits. Most of our landlords cap it at two pets. Some set weight limits, though we find behavior screening predicts damage far better than size — a calm 70-pound lab is easier on a house than two anxious terriers.
Vaccination and licensing. Current rabies vaccination and King County pet license, with records provided.
Behavior and care standards. Pets are not left unattended for extended periods, waste is picked up, animals are leashed in shared areas.
Damage responsibility. The tenant is responsible for all pet damage beyond normal wear and tear, whether or not it exceeds the deposit.
Flea treatment and cleaning at move-out. Professional carpet cleaning and flea treatment at the tenant's expense if the unit had a pet, documented with receipts.
Screen the pet the way you screen the tenant. Ask for vet records, a photo, and the previous landlord's experience with the animal — when you are screening tenants for your King County rental, one extra question to the prior landlord ("how did the dog leave the place?") tells you more than any breed list. Several screening services will assemble a pet profile for you, and the tenant pays the fee.
And confirm your own paperwork allows it: some insurance policies exclude certain breeds or charge for animal liability, so check your coverage — we cover what a landlord policy should include in our rental property insurance guide. If the property is a condo, the HOA's pet rules override whatever you and the tenant agree to.
Deposit, fee, or pet rent: structuring the money
With the state cap squeezing what you can collect up front, here is how we see King County landlords structure it in practice:
Outside Seattle: a refundable pet deposit of $300 to $500 if there is room under the one-month combined cap, plus pet rent of $25 to $50 per pet per month. The deposit covers turnover-level damage; the pet rent compensates for accelerated wear over time.
Inside Seattle: pet deposit capped at 25 percent of one month's rent, no nonrefundable pet fees allowed, so pet rent does the heavy lifting.
Either way: skip the nonrefundable "pet fee" entirely. It counts against the state cap, it is illegal in Seattle, and a refundable deposit motivates better tenant behavior anyway.
Pet rent has a quiet advantage worth naming: it is income, not a liability you have to document and return. Fifty dollars a month over a three-year tenancy is $1,800 — more than enough to cover the typical pet turnover costs, collected painlessly. And because it is rent, it grows when you raise rent at renewal like everything else.
Build the unit to survive pets
The cheapest pet damage is the damage that cannot happen. If you are turning the unit anyway, a few choices make a rental nearly pet-proof:
Replace carpet with luxury vinyl plank. LVP is waterproof, scratch-resistant, and costs less than hardwood. It is the single best pet-proofing investment a landlord can make, and it is what we install in most rentals regardless of pet policy — the full comparison is in our flooring ROI guide for King County rentals. If you keep carpet anywhere, keep it out of rooms with exterior doors. Our flooring team can quote a swap room by room.
Use scrubbable paint. Satin or semi-gloss in high-traffic areas wipes clean where flat paint scuffs and stains. We walk through sheen and color choices that survive tenants in our rental painting guide, and our painting crew handles full repaints between tenants.
Check the fence. A secure fence is half the reason dog owners pick a house over an apartment, and a sagging gate is how dogs end up loose and landlords end up fielding angry neighbor calls. Fence posts and gates are cheap to fix at turnover — see our deck and fence maintenance guide.
Add a walk-off zone. A doormat-and-hooks landing area inside the most-used door keeps half the yard from being tracked across the floors.
Inspect during, document after
Two habits separate the landlords who collect for pet damage from the ones who eat it.
First, inspect the property once or twice a year while the tenancy is running. Pet problems compound — one month of an un-housebroken puppy is a cleaning bill, a year of it is a subfloor replacement. A scheduled walkthrough catches it early, and it is the same visit where you spot the leaking water heater and the clogged gutter. Our guide to routine property inspections covers how to do this without annoying your tenant.
Second, document the move-out properly. Pet odor is invisible in photos, so note it in writing, get the carpet cleaning receipt the addendum requires, and compare everything against your move-in checklist before touching the deposit. Between tenants, a professional turnover clean with an enzyme treatment erases the evidence a pet was ever there — which is exactly what the next applicant wants to smell. Our house cleaning team does pet-specific turnover cleans, and the rest of the make-ready process is in our rental turnover checklist.
When saying no still makes sense
We are pro-pet because the numbers are pro-pet, but there are real exceptions:
Condos and HOAs with pet restrictions. The HOA wins. Do not sign a pet addendum the building prohibits.
Brand-new high-end finishes. If you just installed site-finished hardwood throughout, one or two pet-free tenancies while the floors cure into their value is a defensible call.
Your insurance excludes the animal. If your carrier excludes a specific breed and the applicant owns one, the math changes — an uninsured liability claim costs more than any vacancy.
Remember that none of these exceptions let you refuse a service or assistance animal. When in doubt on a fair housing question, get advice before you reply to the applicant, not after.
The bottom line
Allowing pets in your King County rental is usually the right call — bigger applicant pool, shorter vacancies, longer tenancies, and $300 to $900 a year in pet rent — but only when it comes with a written pet addendum, a screened animal, durable finishes, and inspections that catch problems while they are still small.
That last part is where most landlords with one to three properties fall down, not because they do not care but because nobody has time to be a full-time property caretaker. That is what we are for. A Valta Homes membership gives you a maintenance team that already knows your property — turnover cleans, flooring and paint, yard and fence repairs, and the routine visits that keep a pet-friendly rental in shape.
Thinking about opening your rental to pets, or cleaning up after the last one? Call us at (425) 800-8268 or reach out through our contact page. We will help you make the property pet-ready without giving up a single floorboard.
