Pet deposit in Pennsylvania

[Vi Ho]

I could not find an answer to this and wanted to see if anyone can help. 

My tenant who has rented from me for the past 4 years has asked if he can own a small dog now. It’s for his daughter who is going through a tough time. He has been a really neat and clean, low maintenance tenant. The daughter recently moved in with him after the loss of her mom.

I just renovated the house before he moved in so almost everything including the hardwood floors are new. I said no, but he responded back to say thanks for my response but he will need to discuss with his daughter to see if they can postpone the plan and look elsewhere in the future, or just not have a pet completely.

if I decide to allow small dogs only, can I collect additional pet deposit in addition to the one month’s security deposit that I’m already holding? I know PA only allows one month’s worth of security deposit if tenants stay past 1 year. I am just concerned about the damages. In addition to the pet deposit, I plan on charging additional $25 rent a month. 

just trying to see what others have done in PA and your general experience with great tenants taking on pets. 

thanks! 

[Richard F.]

Quote from @Veronica Woods:

It is a good sign that the tenant was upfront with his plans to get a pet.

Aloha,

Unfortunately, the odds are pretty high this turns into an Assistance Animal (since daughter is having "tough times"), which you WILL have to allow. You need to establish an Assistance Animal Policy before that happens. Put it in writing, make sure a local LL/Tenant attorney reviews and approves your policy for use, and provide it to every applicant going forward. Your policy can require, for example, that you are provided a current Veterinarian's report on the health of the animal; a letter or form from a "reliable" source such as a local medical or social professional verifying that the tenant has a "qualified" disability, and that the animal performs a specific task, or alleviates a symptom related to that qualified disability; tenant must clean up after the animal in common areas; no offensive odors can emanate from tenants residence; and both the vet report and verification of tenant's need must be updated annually.