BiggerPockets

I'm really on the wall about this one, because lots of people smoke (eww... absolutely hate it...), and lots of people have pets and refuse to separate from them. And I think not allowing those 2 might narrow my potential tenants. I am pretty positive I will NOT allow smoking, because it stinks, its messy, it makes everything dirty, and its a bear to clean out. And Pets destroy stuff, create liabilities, trash the yard, and can destroy the house.

Some of the properties I'm looking at I've noticed have huge fenced in yards, so that would be a GREAT selling point for tenants... but I dont think I want to deal with cleaning, messes, pooh, and the liability of bites....

Input?

Absolutely no smoking allowed. Ever.

Pets, yes, but with restrictions. Put a lb limit on them, make them list the breed, name, and keep a picture on file. Plus a NON-refundable pet fee. Only allow a certain amount (2 pets max?) and any other pet found in house can be up to $xxx.

Allowing pets tends to keep people in place since it's harder to find places that do allow pets, but definitely filter what you allow and be strict about a damages policy.

A pound limitation and resrictining breeds is a good way to go for insurance purposes. You won't get many killer dogs under 15 lbs! Allow exceptions, there are some smaller breeds like a cocker that might be fine and there are older dogs that may just fatter than your limit.

No smoking?? I see you're not in Co or Wa! LOL Light'em if ya got'em, lol. Most of mine were non-smoking apts, not on houses. Yes, it is dirty and smelly....

If they smoke, they can do it OUTSIDE. Smoke permeates EVERYTHING. We had a couple friends who found a great deal on a house in NM, but the previous owners were smokers. It took them a lot of time and money to get the smell out of all of it.

I find it interesting that there could be any doubt that smoking causes damage that has to be remediated. That remediation is expensive and usually unnecessary if you rent to non-smokers. That being said, smoke damage can also be caused by excessive burning of candles. I have a client for whom I had an all cedar and brick master bedroom painted white less than two years ago. It was a $2000 paint job for one room. He has since burned several cheap devotional candles 24/7. Every surface in that room is now black with soot that can't be cleaned away and will have to be repainted. At least it doesn't smell bad.

Even if your tenant pool is more limited, it's limited to tenants that won't require a repaint and recarpet when they leave. That's gotta be worth holding out for the right tenant.

We used to allow pets (w/nonrefundable deposit) b/c we were nervous it would lower our tenant base also. However, it took one to ruin it for the bunch! Going forward, we will allow pets, again w/nonrefundable allowance, but will also charge an add'l fee each month, most likely around 10% of total rent. People want their pets, but there's a cost that comes with it. Smoking....no, ick.

I don't allow smoking inside or outside the property at all. I state this clearly in my ad and on the lease, nor do I allow the burning of candles or incense--also mentioned in the lease. Fireplaces are closed off and off limits as well. I state in the lease that damage from smoking can cost thousands of dollars (replacement of flooring, curtains, blinds, re-painting etc.) and that they are on the hook for paying for it if they lie about their habits and smoke inside. Even outside smokers will smoke inside when it gets cold--that's guaranteed.

As for pets, I do allow them. Will allow de-clawed, spayed/neutered, FEMALE indoor cats (males tend to spray urine all over the house) and dogs on a case by case basis. I don't allow certain breeds of dogs forbidden by insurance (pits, rottys, german shepards, etc) and any dog that displays aggressive tendancies--also absolutely no new dogs or puppies as they chew and are not trained to releive themselves outside. Am more likely to allow animals if one of the people on the lease stays home and is there to care for the animal during the day and it they seem to be responsible people. I also collect a $500 deposit for each pet (refundable if there is not damage) and $25-$40 (large dogs) per per additional rent. I state specifically in the lease that the additional rent does not go towards damage caused by pets. Some prefer a non-refundable pet registration fee, but I think having a deposit that they might get back encourages them to be more vigilant about taking care of the property. I state specifically that any animal waste remaining after vacancy will cost them $5 per pile if I have to clean it up.

Originally posted by Tamara R.:
Even outside smokers will smoke inside when it gets cold--that's guaranteed.

I grew up with smokers and have had many in my life. I've never met or known an "outdoor smoker" that doesn't bend or break the "never inside rule" for this that or the the other thing. I think we've shamed smokers so much that lying has become an accepted coping mechanism.

My husband inherited his grandfather's car a few years back. His mother, a smoker, had been using it periodically. She swore that she didn't smoke in the car. We are admittedly super smoke sensitive. We really debated whether he should take it (as he would have to fly to OH and drive it back to CA). He flew out to get it. It reeked of smoke. But worse than that there were cigarette burns on the upholstery in the front and back seats. And, an aftermarket rain guard had been added to the front window.....for people who never smoke in the car. Please.

Banning smokers WILL limit your tenants. I read somewhere that 70%+ percent of tenants smoke. I'm not sure if that's true among all classes.

Even so, I BAN smoking at my property. No inside smoking, no outside smoking.

Having fewer potential tenants is more than worth it to be to avoid that nasty smell. Even outside smoking brings hundreds of toxic chemicals inside that "stick" on the smoker as they come in and out. So, I say "no smokers" and ban smoking anywhere on my property-- makes smokers not want to live here at all. No one wants to walk off my property down the street to smoke. Ruins property value in a house from what I've heard. And, like people here told me, saying "outside smoking only" will lead to the person smoking inside when it's cold and maybe opening a window to smoke out of... if you're lucky.

I've been in houses and hotels where a smoker lived, and it's just not worth it.

If you've got low-income rental properties, you might need to cave and allow outside smokers. Lots of poor people smoke.

I would allow pets before allowing smokers.

I don't allow cats!!! Cat pee smells foul. Cats claw everything. Cats shed bad. I suppose a large cat deposit and a declawed cat might be worth considering.

Limit the number of dogs. Maybe limit size, or have a large deposit. Dogs also jump on doors and windows. Some pee on the floor. Except to have to replace the carpet and/or very deep clean it and factor that in to the rent/deposit $.

I will say... some older or well-trained large dogs *can* be better than yippy, small dogs that bark all day and pee all over the floor. Meeting the dog, a good deposit, and previous landlord references or training class references might make a large trained dog better than a non-trained dog.

I would allow pets because people with pets seem to stay longer. And, out of all the "bad traits" of a tenant, pets *with good previous landlord references and deposit* seem to be less awful than other bad tenant traits.

Kids can destroy houses too and are huge liabilities, like pets or smoking. Seems like a good deposit and references help lessen the damage.

I don't allow swimming pools or trampolines or dangerous breeds of dogs.
(Even though I find it sad-- not all dangerous breed dogs are dangerous.)

@@K. Marie Poe
You paid $2000 to paint one bedroom? Holy smokes. I'll paint it for half that!

@Tamara R.
Not allowing any candles at all? Whoa. I couldn't live there... I like an occasional candle. Ever had a complaint about not allowing incense/candles for religious purposes? What if your tenant cooks a lot of curry and the smell/oil residue from that gets all over the walls?

Originally posted by Jon K.:

@K. Marie Poe
You paid $2000 to paint one bedroom? Holy smokes. I'll paint it for half that!

It was for a client for whom I manage special projects at their personal residences. High ceilings, all cedar, lots of coverage issues, lots of prep, high end paint job. Now that's it's damaged, I'll be sending painters in with a sprayer and call it a day.