If you own or manage a rental property in Clarksville, your pet policy should do more than state whether dogs and cats are allowed. It should clearly address pet rent, non-refundable fees, breed and weight limits, property damage, and requests involving assistance animals.
This is especially important as more households continue renting instead of buying. Freddie Mac reported that the average 30-year fixed mortgage rate reached 6.95% for the week ending September 17, 2026, making rental housing an important option for many Tennessee and Kentucky households. Review the official Freddie Mac PMMS report.
A well-written policy protects your investment while helping you comply with federal fair-housing requirements and applicable Tennessee or Kentucky law. The following guide explains the key issues Clarksville landlords should understand.
Can Tennessee landlords allow pets and charge pet rent?
Yes. For ordinary household pets, Tennessee landlords generally may choose whether to allow pets and may establish lease-based charges for them.
A typical residential pet policy may include:
- A monthly pet rent, often approximately $25 to $50 per month per pet
- A one-time, non-refundable pet fee, commonly around $200 to $400
- A refundable pet deposit, when permitted and properly documented
- Limits on the number of animals
- Vaccination, licensing, and cleanup requirements
- Rules addressing noise, waste, damage, and nuisance behavior
These figures are market examples, not Tennessee statutory limits. Your charges should be stated clearly in the lease and applied consistently. A landlord should also avoid using pet fees as a substitute for ordinary maintenance, general wear and tear, or an excessive security deposit.
Your written policy should explain:
- Which animals qualify as pets
- The permitted number, type, size, or weight of pets
- The amount and purpose of each pet charge
- Whether a charge is refundable or non-refundable
- How pet-related damage will be documented and handled
- What behavior may result in a lease violation
If you need help structuring your policy or screening process, review Haus’s Clarksville property management services or speak with a qualified property management professional.
Can Clarksville landlords use breed or weight restrictions?
For ordinary pets, a landlord may generally establish reasonable breed, size, weight, or number restrictions if those rules are included in the lease and applied consistently.
For example, a landlord may decide that a property is not suitable for:
- Dogs above a stated weight
- More than two household pets
- Certain animals that create insurance or property risks
- Unapproved exotic animals
- Animals that repeatedly damage the property or disturb neighbors
However, breed and weight rules require special care. A restriction should be based on legitimate property, insurance, safety, or operational concerns rather than stereotypes alone. You should also verify that the policy does not conflict with an insurance requirement, homeowners association restriction, or fair-housing obligation.
Most importantly, ordinary pet restrictions cannot automatically be applied to a qualifying assistance animal.
What is the difference between a pet and an assistance animal?
A pet is an animal kept for companionship or enjoyment.
An assistance animal is an animal that works, provides assistance, performs disability-related tasks, or provides disability-related emotional support. In housing, the term can include:
- A service animal trained to perform tasks for a person with a disability
- An emotional support animal that provides support connected to a disability
- Another animal that provides disability-related assistance or support
The Fair Housing Act treats assistance animals differently from pets. A qualified assistance animal may be allowed as a reasonable accommodation, even when the property has a no-pet policy.
That means a landlord generally cannot charge pet rent, a pet fee, or a separate pet deposit for an approved assistance animal. The landlord also cannot reject the animal solely because it does not meet a standard pet policy’s breed, weight, or size limit.
HUD’s assistance-animal guidance explains the reasonable-accommodation framework and documentation limits. HUD’s January 28, 2020 guidance remains an important reference point for evaluating requests, although landlords should obtain current legal advice when a dispute or unusual situation arises.
Can a no-pet policy apply to an assistance animal?
A no-pet policy may apply to ordinary pets, but it generally must be modified when a tenant or applicant requests an assistance animal as a reasonable accommodation.
A landlord should evaluate:
- Whether the person has a disability recognized under fair-housing law
- Whether the animal is needed because of that disability
- Whether the request is supported by reliable information when the disability or need is not obvious
- Whether the specific animal presents a documented direct threat or substantial property risk that cannot be reduced through reasonable measures
The analysis should focus on the specific animal’s actual behavior, not assumptions about a breed, size, or appearance.
A landlord should not deny an assistance-animal request simply because:
- The property has a no-pet policy
- The animal is larger than the ordinary pet limit
- The animal is not certified through an online registry
- The tenant cannot produce a special vest or registration card
- The landlord dislikes the animal’s breed
What documentation may a landlord request?
If the disability and the disability-related need for the animal are readily apparent or already known, additional documentation may not be necessary.
If they are not apparent, a landlord may request reliable information confirming:
- That the person has a disability
- That the animal is needed because of that disability
Appropriate documentation may come from a qualified healthcare or mental-health professional who has sufficient knowledge of the individual’s circumstances. Kentucky law, including KRS 383.085, specifically addresses assistance-animal requests, documentation, therapeutic relationships, fees, and misrepresentation. Read the Kentucky statute.
A landlord generally should not require:
- A specific diagnosis
- Full medical records
- Treatment notes
- A notarized statement
- A special landlord-created form as the only acceptable format
- Online “ESA registration”
- A paid certification or registration card
- A live demonstration of the animal’s tasks
- Information unrelated to disability and disability-related need
In Kentucky, the statute also addresses documentation obtained primarily through providers whose business is selling accommodation letters for a fee. Landlords should review the exact circumstances rather than relying on a blanket rule.
If documentation is incomplete, ask for limited clarification in writing. Do not turn the accommodation process into a general pet-screening process.
Can a landlord charge pet rent for an emotional support animal?
Generally, no. If an emotional support animal qualifies as an assistance animal and the accommodation is supported under fair-housing standards, the landlord should not charge:
- Monthly pet rent
- A non-refundable pet fee
- A separate pet deposit
- An increased security deposit because of the animal
- A pet application or animal-screening fee
The tenant remains responsible for complying with reasonable property rules that apply to residents generally. Those rules may address cleanup, noise, sanitation, leash requirements, and conduct in common areas.
A landlord may also take action when a specific animal causes a documented direct threat or substantial property damage that cannot be addressed through reasonable measures. That decision should be based on evidence and an individualized assessment.
How should pet damage be handled against a security deposit?
A pet fee should not be used to cover damage caused by an assistance animal. Instead, the landlord should handle actual damage through the same standard process used for other tenant-caused damage.
Examples may include:
- Chewed doors or trim
- Urine-damaged flooring
- Torn screens
- Damaged blinds
- Excessive odor requiring treatment
- Landscaping damage beyond ordinary use
Document the condition with dated photographs, inspection notes, invoices, and contractor estimates. At move-out, distinguish between ordinary wear and tear and damage beyond normal use. Apply the same security-deposit standards to all residents.
For a regular pet, a refundable pet deposit may be used according to the lease and applicable law. A non-refundable pet fee should be clearly identified as a fee rather than represented as a deposit.
What does TCA § 66-28-302 require in Tennessee lease documentation?
For covered Tennessee rentals, your active lease documentation should include the true name and address of the property owner or an authorized management agent, along with the required management and maintenance contact information.
Under TCA § 66-28-302, the written disclosure should identify:
- The name and address of the agent authorized to manage the premises
- The name and address of the owner or authorized agent for receiving notices and service of process
- A maintenance telephone number, email address, or qualifying online communication portal
Provide this information at or before the start of the tenancy and keep it current. Haus has published additional guidance on Tennessee lease disclosure requirements under TCA § 66-28-302.
Haus property management perspective
Haus property management staff regularly work with Tennessee rental owners, relocating households, and military-connected residents. As a Tennessee Silver Level Veteran Ready Business for 2025–2026, Haus understands the importance of clear, responsive processes for households moving through the Clarksville and Fort Campbell area.
Our practical recommendation is simple: separate your ordinary pet policy from your assistance-animal accommodation process. Use consistent lease language, respond promptly, protect private information, and document decisions based on applicable law and observable facts.
Frequently asked questions
Can a landlord in Clarksville have a no-pet policy?
Yes, a landlord may generally prohibit ordinary pets. The policy must still be modified when a qualifying assistance animal is needed as a reasonable accommodation.
Can I charge a $300 pet fee for a service animal?
Generally, no. A qualifying assistance animal is not treated as a pet for housing purposes, so pet fees, pet rent, and pet deposits should not be charged for that animal.
Can I ask for an ESA certificate?
You may request reliable disability-related information when the disability or need is not obvious, but online ESA certificates or registration cards alone are not a reliable substitute for appropriate documentation.
Can I enforce a weight limit against an assistance animal?
A standard pet weight limit generally should not be automatically applied to an assistance animal. Evaluate the specific animal and any documented risk individually.
Is a tenant responsible for damage caused by an assistance animal?
Yes. A tenant may remain responsible for actual physical damage caused by an assistance animal under the same damage standards applied to other residents.
Should I have an attorney review my pet policy?
Yes. Fair-housing and disability-accommodation questions should be reviewed with a qualified attorney, particularly before denying a request, charging an animal-related fee, or taking action based on an alleged direct threat.
Build a compliant rental strategy for your Clarksville property
Your pet policy affects leasing, resident satisfaction, property condition, and fair-housing risk. If you want help evaluating your current lease language, pricing, screening process, and rental positioning, contact Haus to Get a rental-rate and management evaluation.
This article is for general educational purposes and is not legal advice. Tennessee and Kentucky laws, federal guidance, local requirements, insurance policies, and lease provisions may affect your situation. Consult a qualified attorney for advice about a specific property, tenant, or accommodation request.
