Hesitant to allow pets, but want to!
Member since 2022 · 41 posts · 18 votes
Hesitant to allow pets, but want to!
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From my experience pets are a good money maker if you treat them right. I allow pets in all my properties under a few requirements. Worst case scenario pet leaves a bad odor in a house, thankfully you can ozone scrub a house and literally remove all odors from a home. The grass is also pretty simple to fix. Around 40-50% of people have a pet, so saying no pets limits people, and i also prefer people not drop off their animals at a shelter because they want to live in one of my units for 1-2 years. Pets are family to people.
1. Non-refundable pet deposits usually ranging 300-500 per animal depending on the size of the animal.
2. Find a good addendum and attach it to your lease for pets specifically
3. Your addendum should identify the tenant's liability. Tenant understands and accepts they are liable and responsible for their doings. Including inside and outside walls, carpets, floors, grass ect. Tenant will agree to restore the premises to their original condition at their expense if needed. Pet and pet waste are required to stay under control.
as always we do a pre-inspection with video and pictures and have the new tenant sign off on the pre-inspection form. This way when they plan to move out you can reference those documents.
27 Replies
- Rental Property Investor · North Palm Beach, FL · Member since 2018 · 2k+ posts · 1k+ votes3y
Before you start allowing pets into your rental property; contact your insurance company and see what animal types and breeds are restricted with your current insurance policy.
I would charge an upfront pet fee (like an upfront cleaning fee) and then I would add a fee to the monthly rent. Refundable deposits are worthless since there will be more wear and tear with an animal. Tenants are more willing in the beginning to pay pet fees than after they leave and you asses pet fees to their security deposit. It is easier just to get the fee paid upfront and then add something monthly to the rent. For example; a $150-$250 "pet fee" that is paid upfront (per pet) and then a $25 per month (per pet) monthly fee.
From my experience pets are a good money maker if you treat them right. I allow pets in all my properties under a few requirements. Worst case scenario pet leaves a bad odor in a house, thankfully you can ozone scrub a house and literally remove all odors from a home. The grass is also pretty simple to fix. Around 40-50% of people have a pet, so saying no pets limits people, and i also prefer people not drop off their animals at a shelter because they want to live in one of my units for 1-2 years. Pets are family to people.
1. Non-refundable pet deposits usually ranging 300-500 per animal depending on the size of the animal.
2. Find a good addendum and attach it to your lease for pets specifically
3. Your addendum should identify the tenant's liability. Tenant understands and accepts they are liable and responsible for their doings. Including inside and outside walls, carpets, floors, grass ect. Tenant will agree to restore the premises to their original condition at their expense if needed. Pet and pet waste are required to stay under control.
as always we do a pre-inspection with video and pictures and have the new tenant sign off on the pre-inspection form. This way when they plan to move out you can reference those documents.- 3yBjorn AhlbladPro MemberInvestor · Shelton, WA · Member since 2017 · 6k+ posts · 6k+ votes
We stopped allowing pets of any kind several years ago. One of out tenants moved out one dark and stormy night and left behind the most amazing mess imaginable. On top of that the PM had stopped inspecting but said she still was.We had to replace flooring and sub floors along with baseboards and drywall a foot up the wall in several rooms. This was half of a large duplex and a big expense. So no more pets and no more PM. Nothing against PM's in general, I blame myself for not paying more attention.
- Member since 2022 · 41 posts · 18 votes3y
Thank you so much@Charles Carillo, @Jason Foy, @Bjorn Ahlblad. I really appreciate everything you had to share.
Quote from @Bjorn Ahlblad:
We stopped allowing pets of any kind several years ago. One of out tenants moved out one dark and stormy night and left behind the most amazing mess imaginable. On top of that the PM had stopped inspecting but said she still was.We had to replace flooring and sub floors along with baseboards and drywall a foot up the wall in several rooms. This was half of a large duplex and a big expense. So no more pets and no more PM. Nothing against PM's in general, I blame myself for not paying more attention.
That’s terrible. I have a property manager now I am not excited about. They do collect rent and I get paid each month, but sometimes it’s like cracking skulls to get a basic question answered. I think the restrictions in our state on becoming a property manager make it hard to have competition. You are required to be a licensed real estate agent working under a broker in Minnesota. I feel like this really limits the pool of good businesses as it takes 5 years to become a broker and very few people are interested in doing property management.
- 3yDrew SygitBusiness MemberProperty Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
Depends on what you state allows. Also, what is common for your area?
Can you require a separate Pet Deposit, or must it be considered part of the regular deposit?
You can charge a nonrefundalbe Pet Fee.
You can also charge extra monthly Pet Rent.
Suggest you call a couple of local PMC's, play tenant, and ask what they charge.
Logical Property Management4.9460 Reviews - Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes3y
We have been pet friendly for over ten years and of course I have seen a few issues. We charge between $25 and $50 pet fee per month, have to meet the pet and specifically have a conversation with the owner about how they keep their pet.
The interview is important. It is really an owner thing, not a pet thing. We have had two large dogs and two cats at one point and you would not notice anything in our house. So how clean you keep you house and your pets is critical.
Pet owners are usually very responsible and will volunteer to pay for damages, like a scratched up door. The biggest issues we have seen over the years were from "illegal" pets, meaning a pet that was not on the lease.
We recently had a case, a bulldog that was kept in a bedroom. The dog was a gift to the tenant after her divorce, for protection and so she is not lonely. She did not really want a dog. The tenant fell totally apart during her divorce, stopped going to work, paying rent, stopped cleaning her house and started living in filth, kept that poor dog locked up in a bedroom in it's own feces. I did not know there was a dog until I went there to inspect the house before starting to market it. We had about 16k worth of damages (only a portion from the dog, mostly from her). So this was not because we are pet friendly, she would have had the dog anyway, even if we would not have had allowed it.
So I'd rather allow with restrictions (also, Milwaukee has breed restrictions), we want to meet the pet, interview the tenant about it and control situation and make a little money of it, then not allowing and then having illegal pets or someone comes with a fake emotional support animal letter.
- Real Estate Agent · Indianapolis, IN · Member since 2022 · 45 posts · 52 votes3y
Don't.
Unless you are willing to nuance your lease, argue with tenants (not all, but the few who will make special effort to make your life hell), charge fees that don't cover expenses, and so on.
An addition to your question, though, is what to do about all these "certified emotional support animals" that got released from the zoo and every tenant and their brother has one. They were once elusive and hard to find Pokemon...now there's a support dog on every corner and at the end of every leash.
- Member since 2022 · 41 posts · 18 votes3y
Thank you @Drew Sygit! That's very helpful !
- Member since 2022 · 41 posts · 18 votes3y
@Marcus Auerbach I'm so sorry you had that awful experience. But I'm amazed at how positive you look at it in spite of it. I totally agree with you that allowing with restrictions makes most sense. I loved the interview strategy as well. Thank you !
- 3yMichael K GallagherBusiness MemberReal Estate Agent · Columbus OH · Member since 2018 · 1k+ posts · 1k+ votes
Quote from @TaRa Mehta:
Can ya'll share your "lessons learnt" about allowing pets in your rental property ? We have only had one rental property so far and have always had a "No Pet Policy". Now I'm getting ready to market my second one and I want to feel more comfortable to allow pets and increase my applicant pool. I guess I'm concerned about those folks who think it's ok to use the backyard as the "potty", and not bother to pick up. Anyway, your recommendations/suggestions will be very helpful. Thanks in advance !
1. What restrictions do you have with pets ? (animal types/breeds/weight etc)
2. What is the normal fee charged ? (one time deposit or monthly)Thanks
I am a huge advocate for being pet friendly. Why? Because high quality tenants will pay a premium for the ability to have the fury friends. I don't have weight or breed restrictions. We charge $250 pet deposit, and $50/mnth in pet rent for a dog and $35 for a cat. We also have a very specific and detailed "pet policy" that details everything that is expected of them and its very clear that if they are found in violation of the pet policy it is grounds for eviction.
- Member since 2022 · 38 posts · 26 votes3y
Quote from @Michael K Gallagher:
Quote from @TaRa Mehta:
Can ya'll share your "lessons learnt" about allowing pets in your rental property ? We have only had one rental property so far and have always had a "No Pet Policy". Now I'm getting ready to market my second one and I want to feel more comfortable to allow pets and increase my applicant pool. I guess I'm concerned about those folks who think it's ok to use the backyard as the "potty", and not bother to pick up. Anyway, your recommendations/suggestions will be very helpful. Thanks in advance !
1. What restrictions do you have with pets ? (animal types/breeds/weight etc)
2. What is the normal fee charged ? (one time deposit or monthly)Thanks
I am a huge advocate for being pet friendly. Why? Because high quality tenants will pay a premium for the ability to have the fury friends. I don't have weight or breed restrictions. We charge $250 pet deposit, and $50/mnth in pet rent for a dog and $35 for a cat. We also have a very specific and detailed "pet policy" that details everything that is expected of them and its very clear that if they are found in violation of the pet policy it is grounds for eviction.
I am debating on whether I should allow pet. I had a horrible experience during an inspection. One of the tenant has three mid-large size dogs all locked in his room. I would never forgot that smell when that door opened... I turned around and kept walking... we estimated 6 figure cost to fix that property. I just withdrawal my offer. It sounds like you have a pretty good experience. Do you mind share the pet policy and also how you do screening properly? A lot of families have pets. Thanks.
- Member since 2022 · 41 posts · 18 votes3y
@Michael K Gallagher, Thank you so much for those details ! Are you open to sharing the pet policy ? It would be a great help to those of us on the edge !
- Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes3y
@TaRa Mehta, I allow pets but I don't think of it as a direct money making decision even though I'm sure I'll be ahead in the long run for doing it. My goal with allowing pets is the same reasoning as providing appliances like washers and dryers that half of local landlords don't. I want to attract and keep good tenants. Keeping a good tenant longer and lessening vacancy is a money maker itself. Having good tenants want your units is great for many reasons.
With pets, I allow only small pets. This allows me to avoid the whole dangerous dog breed issue with regard to insurance coverage.
I charge a $250 refundable pet deposit due at lease signing. Remember my goal isn't to make more money on the pet. Also, that pet deposit could in theory be applied to ANY damages not just pet damage. So, having additional deposit monies is a safety net.
I also charge a pet $50 cleaning fee due at least signing in anticipation of extra cleaning that will be needed when they move out. For example, I still have a couple units with some carpet. With pets in the home, I would end up shampooing those carpets several times.
During the lease, I charge $25/month per pet pet rent. So, 2 small dogs would bring in $50/moth in pet rent.
So, a tenant with 1 small dog would pay $300 at least signing ($250 deposit + $50 cleaning fee) plus $300 in pet rent over a 12 month lease for a total of $600. I think that is MORE than the average damage that will occur from the pets and if the tenant stays longer than 1 year the numbers are even more favorable. Remember one of my goals is less vacancy/turnover. So, if an average tenant stays 3 years then I will have collected $1200 total over that period for having a pet. Also keep in mind I am further protected by their normal deposit as well.
I certainly expect to have some bad pet experiences, but that is just part of the work of landlording. I focus on the long term averages when making policies like this not the once in a while bad experience that Im perfectly capable of handling.
- Member since 2022 · 41 posts · 18 votes3y
@Kevin Sobilo This is extremely helpful. Thank you for all those details, and also the clear line of thinking. Very helpful !
- Real Estate Broker · Milwaukee, WI · Member since 2015 · 299 posts · 90 votes3y
I used to allow cats but i found that my tenant now has a cat and the downstairs tenant is allergic to cats. Previously i had a tenant with a dog and he clawed 5 different doors and did quite a bit of damage.
- Investor · Austin, TX · Member since 2021 · 9k+ posts · 5k+ votes3y
Charge double deposit, and if the tenant claims the pet is a ESA request all the documentation.
- Member since 2022 · 41 posts · 18 votes3y
Thank you @Eliott Elias! This is very helpful !
- Member since 2022 · 41 posts · 18 votes3y
Thank you @Gregory Chadwell. So many things to consider ! I never though about allergies ! Thank you !
- 3yCorby GoadeBusiness MemberInvestor · Boise, ID · Member since 2014 · 3k+ posts · 3k+ votes
We manage hundreds of properties and our market has the highest rate of dog ownership per capita of any city in the country- so that means two things; you lose half of the tenant pool if you don't AND, generally speaking, people care very much for their dogs.
We allow pets in every one of our personal properties and highly encourage our clients to do the same. There is defintiely a difference in vacancy.
We screen every pet on petscreening.com and charge a pet fee when the sign a lease- something in the range of $300.
The truth is- if you have stringent tenant criteria- people who pay their bills, go to work and don't committ felonies- they usually take good care of their pets and their homes, too.
Best of luck!
- 3yPhillip AustinPro MemberProperty Manager · Denver, CO · Member since 2023 · 236 posts · 204 votes
Quote from @Joshua Matthews:
Don't.
Unless you are willing to nuance your lease, argue with tenants (not all, but the few who will make special effort to make your life hell), charge fees that don't cover expenses, and so on.
An addition to your question, though, is what to do about all these "certified emotional support animals" that got released from the zoo and every tenant and their brother has one. They were once elusive and hard to find Pokemon...now there's a support dog on every corner and at the end of every leash.
LOL! This is great and very true about ESAs.
- 3yPhillip AustinPro MemberProperty Manager · Denver, CO · Member since 2023 · 236 posts · 204 votes
On the front range of Colorado, 60% of tenants have a pet! So, you greatly diminish your tenant pool if you don't allow pets. I highly recommend allowing pets but, also, setting strict provisions in your lease to protect you from damages. You can even add a separate pet addendum.
@Corby Goade mentioned petscreening.com which I also highly recommend. They will do a thorough screening of each pet and ensure it's a properly certified ESA. They'll even review their medical records.
1. Check with your insurance provider to see what breeds are restricted
2. Charge a $200-$300 non refundable pet fee (per pet). Plus, $35/mo in pet rent (per pet)
- Investor · Pueblo West, CO · Member since 2014 · 310 posts · 213 votes3y
$200 non-refundable pet fee.
$25/month pet rent for pets 25-49 pounds
No pets 50 pounds or over
Pets are not a big deal if you don't have any carpet.
Dogs pee, regardless of what their owners say.
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