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Pet Deposit vs Fee Calculator
A refundable pet deposit returns at move-out minus damage. A non-refundable pet fee never returns. This calculator compares both structures for landlord recovery and tenant true cost — including damage probability and the time value of upfront cash.
0% = always returned, 100% = always damaged
Time value of upfront cash
Landlord recovery — deposit path
$151
Landlord recovery — fee path
$300
Deposit refunded to tenant
$249
Total upfront cash collected
$700
Tenant true cost — deposit path
$185
Tenant true cost — fee path
$300
Better for landlord
Non-refundable fee
Better for tenant
Refundable deposit
How the math works
A refundable pet deposit is held in trust and returned at move-out minus actual damage. A non-refundable pet fee is collected upfront and never returned. For the landlord, the fee wins anytime expected damage is below the fee amount; the deposit wins when damage is high. For the tenant, the deposit looks better headline but ties up cash for the tenancy.
California, Oregon (partial), Massachusetts, and a few others restrict or prohibit non-refundable pet fees — what landlords call a fee must be refundable. Most other states allow either structure provided combined deposits stay under statutory caps. ESA and service animals are exempt from both deposits and fees under federal law.
How to Use
- Enter the refundable deposit you would charge.
- Enter the non-refundable fee you would charge instead.
- Estimate damage at move-out (be honest — most pets don't damage).
- Set probability damage actually occurs.
- Enter expected tenancy length in months.
- Set tenant's time value of money (5-7% is common).
- Confirm whether your state allows non-refundable pet fees.
Frequently Asked Questions
Which states ban non-refundable pet fees?
California (SB 644 era), Oregon (with some carve-outs), Massachusetts (deposits only), and Vermont restrict or prohibit non-refundable pet fees. The fee must be returnable if not used. Most other states allow either structure within combined deposit caps.
Is a fee always better for the landlord?
Usually, but not always. If actual pet damage commonly exceeds the fee amount, the deposit lets you recover more (up to the deposit cap). For breeds and sizes with high damage probability, deposit dominates. For low-damage situations, the fee captures revenue you'd otherwise refund.
What's typical pet damage?
Most well-trained pets cause $0-$200 of incremental damage beyond normal wear. Carpet replacement (one room) is $400-$1,200 if needed. Large dogs and unhousebroken puppies skew higher. Cats with claws on solid wood floors and trim are a frequent surprise.
Can I charge both?
Yes in most states — many landlords stack a refundable deposit, a one-time non-refundable fee, and monthly pet rent. Combined totals must respect state security deposit caps where pet charges are counted (CA, MA, NY) — confirm locally.
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