Should I allow pet in unit
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Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
4yI agree with @Greg Scott, to a degree.
Pets present a risk, just like tenants, kids, unmarried couples, or any other possible demographic. You should think through the potential dangers and then develop policies to mitigate that risk. If you have hardwood floors, you may be concerned about dog nails scratching it. If you have carpet, you have to worry about odors or the dog digging it up. Mini-blinds can be torn down, doors can be scratched, trim can be chewed up, and lawns can be dug up so bad they look like a WWII battlefield. How do you protect yourself from these risks?
- limit the number, size, or breed of animal
- screen the animal by viewing it in person, speaking with a previous Landlord, or using a service like petscreening (highly recommended!)
- even a screened animal poses risk, so protect yourself by charging a higher deposit or (my preference) an increase to the monthly rent. Remember: deposits are refundable; fees or increased rent are yours to keep
- establish rules about noise, cleaning up after the animal, insurance (if required), repairing damages, etc.
- be prepared for your tenant to violate the rules! Don't wait for a problem to present itself before you develop procedures for dealing with it. Look at problems other Landlords are talking about and figure out how you will handle them. Put it in writing so you'll be prepared for the inevitable.
We require all animals be screened, we limit households to two animals, each rental is different and may have different restrictions, we charge a minimum of $25 per month, per animal, and it goes as high as $100 per month. We also have an up-front fee of $300 for higher risk animals. Some rentals allow anything, some take dogs but not cats, some have size restrictions, etc.
The key points: figure out how to mitigate risk and how to monetize this. I have far more damage caused by humans than from animals, good renters are usually good pet owners, and people are willing to pay more and stay longer when they find a rental that accepts their animals.
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29 Replies
- 4yGreg ScottPro MemberRental Property Investor · SE Michigan · Member since 2014 · 4k+ posts · 6k+ votes
This is very common.
Typically you would have both additional rent for the pet, something like $25/mo. Often you also have either an additional refundable security deposit for the pet or a non-refundable pet fee.
Find out what kind of animal it is. Often your insurance will not cover certain breeds of dogs against liability.
Originally posted by @Greg Scott:
This is very common.
Typically you would have both additional rent for the pet, something like $25/mo. Often you also have either an additional refundable security deposit for the pet or a non-refundable pet fee.
Find out what kind of animal it is. Often your insurance will not cover certain breeds of dogs against liability.
Thank you Greg. What type of liability should I be concerned about? Such as if the dog attacks the neighbor etc?
- Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes4y
I agree with @Greg Scott, to a degree.
Pets present a risk, just like tenants, kids, unmarried couples, or any other possible demographic. You should think through the potential dangers and then develop policies to mitigate that risk. If you have hardwood floors, you may be concerned about dog nails scratching it. If you have carpet, you have to worry about odors or the dog digging it up. Mini-blinds can be torn down, doors can be scratched, trim can be chewed up, and lawns can be dug up so bad they look like a WWII battlefield. How do you protect yourself from these risks?
- limit the number, size, or breed of animal
- screen the animal by viewing it in person, speaking with a previous Landlord, or using a service like petscreening (highly recommended!)
- even a screened animal poses risk, so protect yourself by charging a higher deposit or (my preference) an increase to the monthly rent. Remember: deposits are refundable; fees or increased rent are yours to keep
- establish rules about noise, cleaning up after the animal, insurance (if required), repairing damages, etc.
- be prepared for your tenant to violate the rules! Don't wait for a problem to present itself before you develop procedures for dealing with it. Look at problems other Landlords are talking about and figure out how you will handle them. Put it in writing so you'll be prepared for the inevitable.
We require all animals be screened, we limit households to two animals, each rental is different and may have different restrictions, we charge a minimum of $25 per month, per animal, and it goes as high as $100 per month. We also have an up-front fee of $300 for higher risk animals. Some rentals allow anything, some take dogs but not cats, some have size restrictions, etc.
The key points: figure out how to mitigate risk and how to monetize this. I have far more damage caused by humans than from animals, good renters are usually good pet owners, and people are willing to pay more and stay longer when they find a rental that accepts their animals.
The DIY Landlord Book4.7245 Reviews - Realtor · Ogden, UT · Member since 2019 · 338 posts · 415 votes4y
I personally don't like having pets in my rentals but the debate always defaults back to the numbers game. I've settled on $100/month per pet increase to the rent. This is higher than most but hopefully not offensively high!
That way, I believe it scares away most pets but when pets come along with the tenants, it cashflows enough that I don't mind the repairs or remediation needed at the turn or lease expiration.
- 4yBruce WoodruffPro MemberContractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
Why not make it easy and not allow pets.....waaaay easier. Of course you are cutting down on your tenant pool, but you are also cutting down on potential (almost certain) problems with pets.
Are there really no other possible tenants that do not have pets?
Originally posted by @Nathan Gesner:
I agree with @Greg Scott, to a degree.
Pets present a risk, just like tenants, kids, unmarried couples, or any other possible demographic. You should think through the potential dangers and then develop policies to mitigate that risk. If you have hardwood floors, you may be concerned about dog nails scratching it. If you have carpet, you have to worry about odors or the dog digging it up. Mini-blinds can be torn down, doors can be scratched, trim can be chewed up, and lawns can be dug up so bad they look like a WWII battlefield. How do you protect yourself from these risks?
- limit the number, size, or breed of animal
- screen the animal by viewing it in person, speaking with a previous Landlord, or using a service like petscreening (highly recommended!)
- even a screened animal poses risk, so protect yourself by charging a higher deposit or (my preference) an increase to the monthly rent. Remember: deposits are refundable; fees or increased rent are yours to keep
- establish rules about noise, cleaning up after the animal, insurance (if required), repairing damages, etc.
- be prepared for your tenant to violate the rules! Don't wait for a problem to present itself before you develop procedures for dealing with it. Look at problems other Landlords are talking about and figure out how you will handle them. Put it in writing so you'll be prepared for the inevitable.
We require all animals be screened, we limit households to two animals, each rental is different and may have different restrictions, we charge a minimum of $25 per month, per animal, and it goes as high as $100 per month. We also have an up-front fee of $300 for higher risk animals. Some rentals allow anything, some take dogs but not cats, some have size restrictions, etc.
The key points: figure out how to mitigate risk and how to monetize this. I have far more damage caused by humans than from animals, good renters are usually good pet owners, and people are willing to pay more and stay longer when they find a rental that accepts their animals.
Thank you Nathan. Property management said aside from pet deposit there is a $25/month pet fee but they retain this fee. Why is it that property management would keep this fee and that it doesn’t go to the owner?
- Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes4y
Originally posted by @Ben M.:
Originally posted by @Nathan Gesner:
I agree with @Greg Scott, to a degree.
Pets present a risk, just like tenants, kids, unmarried couples, or any other possible demographic. You should think through the potential dangers and then develop policies to mitigate that risk. If you have hardwood floors, you may be concerned about dog nails scratching it. If you have carpet, you have to worry about odors or the dog digging it up. Mini-blinds can be torn down, doors can be scratched, trim can be chewed up, and lawns can be dug up so bad they look like a WWII battlefield. How do you protect yourself from these risks?
- limit the number, size, or breed of animal
- screen the animal by viewing it in person, speaking with a previous Landlord, or using a service like petscreening (highly recommended!)
- even a screened animal poses risk, so protect yourself by charging a higher deposit or (my preference) an increase to the monthly rent. Remember: deposits are refundable; fees or increased rent are yours to keep
- establish rules about noise, cleaning up after the animal, insurance (if required), repairing damages, etc.
- be prepared for your tenant to violate the rules! Don't wait for a problem to present itself before you develop procedures for dealing with it. Look at problems other Landlords are talking about and figure out how you will handle them. Put it in writing so you'll be prepared for the inevitable.
We require all animals be screened, we limit households to two animals, each rental is different and may have different restrictions, we charge a minimum of $25 per month, per animal, and it goes as high as $100 per month. We also have an up-front fee of $300 for higher risk animals. Some rentals allow anything, some take dogs but not cats, some have size restrictions, etc.
The key points: figure out how to mitigate risk and how to monetize this. I have far more damage caused by humans than from animals, good renters are usually good pet owners, and people are willing to pay more and stay longer when they find a rental that accepts their animals.
Thank you Nathan. Property management said aside from pet deposit there is a $25/month pet fee but they retain this fee. Why is it that property management would keep this fee and that it doesn’t go to the owner?
That sounds like a question for your property manager. The extra fee is to cover risk to the property. How is the property manager going to protect you and how does giving them the fee help you?
We do $300 pet fee non refundable and $50 per dog per month. No risky breed dogs or cats.
- Rental Property Investor · Member since 2020 · 1k+ posts · 1k+ votes4y
@Ben M. I have heard of other pms doing this as well and to me that is one of the greediest PM fee out there. You are taking on the additional risk with your property and they get the financial incentive. I encourage dogs and get $35/ month extra per dog with a 600 security deposit and have always came out ahead.
- Papillion, NE · Member since 2016 · 54 posts · 42 votes4y
Personally, I'd rather have dogs than young kids. I'm a big believer in renting to animals, not just for the added rent but also because moving is one of the reasons why so many animals are discarded or put in the pound (my time working in rescue had really effected how I view many things). All my tenants have renters insurance and everything regarding animals is laid out in the lease as well. Most of my properties are are very nice, in nice areas so generally the tenants are stable and honestly I only had issues with one of my younger tenant's pets causing damage (chewing on the trim, etc) but I actually blame the tenants for being lax and irresponsible. All the damage the pets done wound up being moot anyway because the tenant themselves wound up burning the house down.... so I would say in my experience, the pets overall gave me the least amount of headaches.
- Member since 2020 · 984 posts · 1k+ votes4y
We charge a $400 non-refundable cleaning fee plus you have their security deposit for additional damage. I never liked to charge by the month for a pet since most pest do not cause damage. Many tenants will pay $50 per month for a pet, but I think that is gouging the tenants and a ton of money over a 5 or 10 year period. It is nice to squeeze the tenants for as much as possible, but I don't like to squeeze them for a pet just because I can. That would weigh on my conscience. We have better luck with dogs than cats since cats tend to tear up window blinds and cause damage to floors where they jump from every day. We also tell the tenants that if the dog's barking bothers other tenants the mutt will be evicted through the court system for disorderly conduct.
- Member since 2020 · 984 posts · 1k+ votes4y
Originally posted by @Ben M.:
Would the owner get blamed if the dog bites another tenant? How would this work?
Property is in Texas City, TXThe owner gets blames for everything. As you know, when people file lawsuits they sue every party that has anything to do with the matter. That is the reason you have property insurance and I would not worry about being sued nor worry about the damage caused by a 35-pound dog's bite.
- 4yBruce WoodruffPro MemberContractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
Originally posted by @Account Closed:
Ha! I still have scars from the last 35lb dog that decided he didn't like me.....
- Member since 2020 · 984 posts · 1k+ votes4y
Originally posted by @Bruce Woodruff:
Originally posted by @Account Closed:
Ha! I still have scars from the last 35lb dog that decided he didn't like me.....
About 30 years ago, I was working at an apartment building and a tenant's 30-pound dog ran away. I chased it about a mile, hot in in a corner and the dog sunk his teeth in my hand to my bone. My hand swelled up and went to the emergency room because I was worried and the doctors called me a sissy and said there was no way my hand could swell that much in one day from a dog bite.
I had a dog that ran toward a 7-foot high gate as a woman was walking down the sidewalk. She clamed the dog caused her to run and sprain her ankle and my insurance company paid her $15,000. The woman lied and changed her story to say a bus driver was a witness because she was getting on the bus when my dog scared her, but the bus stop is 700 feet from my 7-foot gate.
So, people do get sued, but they don't get millions for a bite (not usually).
- Rental Property Investor · Boston, MA · Member since 2019 · 2k+ posts · 1k+ votes4y
@Ben M. NO
I allow pets, and make the house as pet-resistant as possible. I've only kicked out one tenant for animal problems (lied about breed, number and bite history of the animals, didn't have control of them). Usually the humans are the real problem, and animal damage is a side issue.
- Rental Property Investor · Member since 2021 · 1 post · 1 vote4y
Your tenants will respect you better and you'll be adding more liquidity to your tenant pool if you do allow pets. Think about it this way, if 70% of households in the entire US own a pet (I don't know the stats for your area), then you're locking yourself to only 30% of the population by not allowing pets. Like others have said, use a "pet rent" and a refundable security deposit. Have a pet policy too, something like "tenant will pay $25/small pet for the maximum of 2 small pets and tenant is liable for any damages." Obviously speak to your attorney and include that in your leases. Good luck :) it's always nice to hear of tenants allowing pets.
- Real Estate Agent · Southington, CT · Member since 2008 · 5k+ posts · 3k+ votes4y
Very tough decision, not all pet owners are responsible. The only way to hedge your risk is with a pet deposit, but if the pet does damage that will likely not be enough to cover it.
- Member since 2020 · 984 posts · 1k+ votes4y
Originally posted by @Michael Noto:
Very tough decision, not all pet owners are responsible. The only way to hedge your risk is with a pet deposit, but if the pet does damage that will likely not be enough to cover it.
It is true, the tenant's deposits and fees may not cover the cost for the pet damage, but like someone else said, if your applicant pool is large and you rent the unit faster and retain your tenants longer you make up for the loss.
The only time I had problems with a tenant over dogs was when a tenant said he was bringing in a 35-pound dog and brought in 3 Labradors into a 900 sq ft apartment. I immedediately evicted him, it took 3 months for the sheriff to lock him out and the dog odor was so bad I washed the walls, painted them removed the furnace and cleaned inside the wall, removed the light switches and receptacles, washed the tile floors with bleach (every floor was tile), waxes the floors and I could not get rid of the odor. But, I have never had damage caused by dogs and cats always damage blinds and cause damage to floors.
- Rental Property Investor · East Wenatchee, WA · Member since 2014 · 10k+ posts · 16k+ votes4y
Originally posted by @Ben M.:
Someone with a pet is interested in renting one of the units in my duplex in Texas City, TX. Is this a big issue or how could we make this work?
A pet deposit maybe, higher rent?For me, animal policies are determined by the property itself. I like to be able to allow them, but not every rental has a nice fenced yard.
Either way, the animal must be altered (spayed, neutered) vaccinated and licensed if required in your city/area.
You can have all the pet rules you want until someone shows up with or acquires a piece of paper saying they are an ESA, comfort or service animal. Have an animal policy, not 'pet'.
Ben M. - From an insurance point of view, yes, you can be sued by anyone and for any reason. Many policies do have exclusions for "dog bite", and many times the exclusion can be even broader (pertaining to any domesticated or wild animal). This has become a more common exclusion in recent years. However, there are carriers that will add coverage back to your policy by endorsement (with limitations of course).
First, they will limit the amount of coverage / protection they're willing to provide. The carriers we're most familiar limit this to $25,000 or $50,000 per occurrence.
Second, make sure you read their endorsement / coverage form before you purchase any additional coverage to ensure it fits what you need. While policies will add coverage back for dog related issues, they may continue to exclude bodily injury or property damage caused by any other animal, bird, reptile, or insect regardless of whether owned by you, in your care, or on your premises.
Lastly, as you read the policy / endorsement, be sure to read what would be considered a covered breed / type of dog. Carriers are starting to get more specific about not only the breed of dog, but the training the dog has or the history of biting.
Below are dogs that "likely" won't be covered even when dog bite protection is in your policy or added by endorsement:
1. Dogs trained to attack persons, property, or other animals
2. Dogs trained to guard persons, property, or other animals
3. Dogs trained, bred, or kept as fighting animals
4. Dogs with a prior history of biting / attacking persons, property, or other animals. This is found out via insurance records, records of law enforcement, public safety records, or any other similar regulatory agencies.
- 4yRhett KeltonPro MemberRental Property Investor · Murfreesboro, TN · Member since 2018 · 85 posts · 46 votes
Good question. I was just talking to my insurance agent about it this morning.
My insurance company won't cover the house if it is certain dog breeds(surprisingly dalmatians are on that list) or if it has bitten a human before.
I always have a $300 pet fee - non-refundable- that goes along with the security deposit. Additional rent is also typical. For where some reason, people love their pets and often have trouble finding other places that accept them. Unless you have an extremely hot market where you are extremely selective, why cut out 50% of the applicants?
I don't allow cats. If you do, take a black light around your baseboards when they tenant moves out, as well as check the HVAC vents. Pretty disgusting. Obviously, the same issue could happen with dogs, I've just seen it more prevalent with cats. After the second time, I stopped allowing cats. For some reason, dog owners tend to be a little more cognizant of the issue.
- Realtor · Asbury Park, NJ · Member since 2019 · 63 posts · 44 votes4y
Some great points were made by other contributors. One concern is your insurance carrier may not provide coverage if the breed is one of the ones on the insurance company hit lists. German Shepherds, PitBulls, anything with wolf in it are often not covered and you may be personally liable if this type of animal is the reason for a claim such as a dog bite. Contact your insurance carrier to confirm coverage and ask what breed the dog is from the tenant. An insurance carrier may request photos of the dog to confirm breed when underwriting a policy.
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