Should I allow pet in unit

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Should I allow pet in unit

Ben M.
Houston, TX · Member since 2015 · 304 posts · 47 votes

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?

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Nathan GesnerBusiness Member
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Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
4y

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.

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  • Jonathan R McLaughlin
    Rental Property Investor · Boston, Massachusetts (MA) · Member since 2016 · 2k+ posts · 2k+ votes
    4y

    @Marina Loos kind of buried the lead there :)

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  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
    4y

    Pets cause additional wear & tear and potential liability via bites, etc.

    Landlords should understand these additional costs & risks BEFORE allowing them.

    How may a landlord accommodate these issues?

    • Limit the number, size, and breed of animal
    • Screen the pet by viewing it in person, speaking with a previous Landlord, or using a service like www.Petscreening.com (highly recommended!)
    • To cover your pet screening time, charge a nonrefundable Pet Fee.
    • To cover additional wear & tear, charge a monthly Pet Rent or at least $25. Call apartment complexes in the area of your rental and find out what they charge.
    • To cover potential damages, charge whatever pet deposit local regulations allow.
    • To cover potential liability issues, require Renters Insurance with animal bite coverage. Getting an insurer involved will also give you another reason to turn away dangerous breeds as insurers won’t cover them.
    • Create a separate Pet Policy for tenants to sign, establishing rules about noise, problems with neighbors, cleaning up animal waste, repairing damages, insurance, etc.
    • Charge the tenant upfront for a surprise inspection sometime within the first 30-60 days of their lease to make sure the pet is being properly cared for and controlled in your property.
    • Be prepared for rule violations! 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.

    Create a system proactively NOW, not reactively when something goes wrong.

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  • Wale LawalBusiness Member
    Real Estate Broker · Houston | Dallas | Austin, TX · Member since 2018 · 5k+ posts · 2k+ votes
    4y

    I prefer no pets. It saves you a lot of headaches, but if you do allow pets. A Pet deposit is a must, along with a monthly pet fee. Good Luck!

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  • Account Closed
    Member since 2021 · 240 posts · 300 votes
    4y

    I've had two tenants that had dogs in the house. The first one there was no problems whatsoever. The second people, even though the interior of the house always looked neat and clean, they never picked up the dog poop outside. This let the dogs run around on it getting it on the feet, which then they got into the carpet from coming inside. Never smelled it while they were there because of candles. After they moved out, the dog odor was awful, (this is when I learned they didn't change the a/c filters either). I ended up steam cleaning for a week. Finally steam cleaning with vinegar and water took the odor out better than the cleaning solutions. It saved the carpet (I know, I'll put in LVP when I need to). It also had fleas everywhere. I ended up paying a company to deal with the fleas. It also took a lot of hours of cleaning, luckily I live nearby. Current tenants have no pets and now I'm considering doing no pets on the next lease. If you can get tenants with no pets I would go with that over an increase of rent with the increase in potential damage. Peace of mind for me. 

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