Tenant is requesting to get a cat

Investor · Mission Viejo, CA · Member since 2013 · 48 posts · 14 votes

Hi,

I have a tenant that has leasing my property for over a year and has been good at making their payments on time (in other words a pretty good tenant). They asked if they could get a cat. We currently have a no pets stipulaton in the lease. They are renting a 2000sqft SFR.

I have read some of the posts with the issues with cat urine and trying to clean up after the tenant leaves.

I'm debating what to do. I'm thinking that I could say:

1) No. Have an upset tenant.

2) Yes and ask for a pet deposit. How much is the typical amount? I doubt it would cover re-carpeting the house though.

3) Yes and ask for a pet deposit and monthly pet rent adjustment. Is this allowable?

4) Any other options?

Any suggestions are appreciated.

Thanks,

Dean

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Gerald Harris

Investor · Atlanta, GA · Member since 2013 · 922 posts · 336 votes

12y

James is Correct

If the cat stays the cat needs to pay. sad, but true.

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James Wise
Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 30k+ posts · 20k+ votes
12y
tough call. I don't have any 2k Sq ft houses that I rent. Everything I have is 1k sq ft or under but I charge $150 up front and $15/month.
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Gerald Harris
Investor · Atlanta, GA · Member since 2013 · 922 posts · 336 votes
12y
James is Correct

If the cat stays the cat needs to pay. sad, but true.
4 Reply
Susan Pompea
Colorado Springs, CO · Member since 2012 · 39 posts · 12 votes
12y
Hi Dean,

I'm a cat person so I would and have let my tenant have a cat (or a dog). I would require the cat would be "fixed" (spay or neutered) as well as current shots. That is going to take care of 90% of any potential problems. I would charge a pet fee of $100 per cat (I think 2 cats are easier to take care of than one--they don't get as bored). My own cats do not pee on any floors or tear anything up.

When I was young, I had a kind landlord that allowed me to have a cat--it made all the difference to me. I was going through a depression and that cat saved my life.

--Has your tenant had cats before? Then they probably know how to take care of them. They asked up-front, instead of trying to sneak a pet in. A plus. They have been there a year and paid rent on time. People have caused the most damage to my rental house--not their pets.
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Gerald K.
Real Estate Investor · Kirkland, WA · Member since 2012 · 480 posts · 116 votes
12y
@Dean Suzuki If you like and trust the tenant and want to accomodate, you could ask if the cat is litter trained. You could ask if they have experience with cats. You could ask if the the cat could be kept in the garage. As for fees - non-refundable pet fee - such as $300 - yes. Extra security deposit - 50% to 100% more - whatever it would cost to replace the carpet maybe and still be secure. You could add an addendum to have the carpets professionally cleaned - pick professionals you trust so they don't go cheap. You could make provisions to check the property occasionally to check things - be specific - and a process for correcting problems you find. The worst thing you could do is not really want the cat and just say yes with no stipulations.
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Rafael Floresta
Investor · Philadelphia, PA · Member since 2013 · 348 posts · 111 votes
12y
Cats are better than dogs... at least for landlords. What would be your cost to replace carpet in a room? would you be able to find matching color and make it a seemingness transition?

By law, in NJ the pet deposit and the actual deposit summed together can't be more than 1.5 times the rent. if the rent is 1000, deposit and pet deposit needs to be 1500. That puts it in a very limiting situation for lower end properties. Not sure how it works in your state.

Making a pet rent after the fact, if that was not listed in your lease might also upset the tenant, if the amount is significant.

I would use my common sense, if the tenant was clean up to now, I'd let him have a cat. But that is me.
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Aly W.
Investor · Middletown, NJ · Member since 2008 · 2k+ posts · 1k+ votes
12y
if you charge a non-refundable pet fee, the tenant would have no incentive to keep your property clean, if they know they'll never see that money again. If you can't collect more than a certain amount as a security deposit depending on your state, call it a fee but make it refundable. Or check with an attorney.
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Steve Babiak
Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
12y
It's one thing when an applicant says they have a pet - you can check out how well-behaved it is and how well the owners have trained that pet (and vice versa with respect to training of owners by the pet) before accepting them. It's quite different when a tenant without a pet brings one into the picture; you have no way to evaluate the behavior beforehand.
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Dean Suzuki
OP
Investor · Mission Viejo, CA · Member since 2013 · 48 posts · 14 votes
12y
Wow. Thanks for all the replies. I have never had a cat before so having everyone's input is awesome.

Thanks everyone,

Dean
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Marcia Maynard
Investor · Vancouver, WA · Member since 2013 · 3k+ posts · 4k+ votes
12y
Responsible pet owners also have a vet for their pet, proper shots and spay/neuter. They know how to care for the pet and understand pet behavior. Cats spray their territory and need to scratch. Many like to sit on window sills and warm car hoods. They like to curl up and sleep in tight spaces, like boxes and baskets. Kitty litter boxes need to be regularly used and emptied. Outdoor cats differ from indoor cats. Some cats dig in gardens to defecate and that can be a health hazard. Some cats are docile, some are terrors. You never know what you will get. The damage can be extreme or not at all. It is a risk. If you say yes, get extra security deposit and also charge monthly pet rent. Hard to know if the tenant will be a responsible pet owner, many are not.
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Joel OwensBusiness Member
Moderator
Real Estate Broker · Canton, GA · Member since 2010 · 15k+ posts · 11k+ votes
12y
I have had pets all my life. We have 4 cats now. Ages 16,14,13,9.

Any cat over about 6 years of age becomes a senior cat. The most damage occurs as a kitten and years up to 6 because the owner is not home and does not properly care for their animal. If the animal is kept inside makes a big difference between if they are just kept outside or allowed to go in and out. If they are let out they can bring in fleas and all kinds of things into the property.

You need to tell the tenant a cat will go through a screening process when considered with the application.

You will need to research the type of cat breed as it makes a difference, the age of the cat, spay and neuter records from the vet, any bite history or known problems, cat claws in the front or de-clawed?? The cats large teeth are not even used for indoor cats as they are for shredding meat and prey so they use small teeth for cat food we buy at the store.

Littler box and cleaning is critical for the cats. Think of it this way. You walk in to use the bathroom as a human and there is pee and crap on the floor. How many times would you keep going back before you go use another spot somewhere else that is more clean?? Pets want to take care of themselves when they are given the chance. We use Dr. Elsey's cat litter and the stuff is amazing. It isn't cheap but has special cat attract that makes the cats use the litter box. Our cats being older basically eat and sleep and cuddle up and occasionally bat a cat toy around and that's it. We clean littler boxes twice a day and takes a few minutes each time. Ideal is one litter box for each cat but one box per 2cats max is pushing it. Do you have older carpet in your rental now?? I the carpet is old anyway then the odds are you are replacing it when the current tenant leaves. The cat scratching it up some and wearing I down isn't a big of a concern.

Saying non-refundable as others has stated they know they will not get the money back so they let it go. The reality is 99% of the time you will be keeping the deposit but the CHANCE or IDEA that they can possibly get it back if they maintain the place decently helps you the landlord in the long run. The pet deposit and then the ongoing monthly pet fee usually 10 to 20 dollars a month is about what most can afford is what I have seen many landlords use. The reality is a LOT of tenants have pets and it's part of the business.

If the owner works a lot having scratch pads that hang from the door and other scratchers they can lay on and claw with toys attached will help keep them off of door frames, and carpet, and furniture etc. People also do not need to get mad at animals that scratch things. The cat claws need to be done about every 2 to 3 weeks and 4 weeks max. At week 2 to 3 or so the claws start to become really sharp again. Even if they are not scratching when they jump on things the paws can get stuck and rip things. It's a big responsibility to have an animal but you get a lot of unconditional love and enjoyment out of them.
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Jeff J.
Santa Fe, NM · Member since 2013 · 41 posts · 18 votes
12y
When we remodel we go with hard surfaces that are easy to clean, last longer than carpet and don't hold smells, and then allow pets. We charge $25/mo for the pet. Its a nice extra income stream and sets us apart from other apartment owners where we live.
1 Reply
Joe Fairless
Investor · Cincinnati, OH · Member since 2013 · 2k+ posts · 1k+ votes
12y
@Dean Suzuki - congrats! You now have another source of income. Let them have the cat and charge a deposit upfront and then monthly pet rent.
1 Reply
Dawn AnastasiPro Member
Rental Property Investor · Milwaukee, WI · Member since 2013 · 6k+ posts · 4k+ votes
12y
I love cats and have 2 cats of my own. Both are spayed/fixed but not declawed as I don't believe in that. But no matter how much I love cats, I have seen that some people just don't know how to take care of them so I don't allow them.
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Lynn McGeein
Real Estate Agent · Virginia Beach, VA · Member since 2012 · 2k+ posts · 1k+ votes
12y
It's my experience that most people don't know how to care for them. I only have 1 friend where I walk in her home and couldn't tell she had a cat. Usually, you can tell immediately just by the stench that for some reason the cat owner seems not to notice, even when it's so bad it burns your throat. Our first rehab, we had to replace sub-flooring and walls due to the cat urine odors.

I tell my tenants that I am allergic to cats, so no way. Seems to work well.
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Pam R.
Investor · Delaware, OH · Member since 2013 · 224 posts · 64 votes
12y
@Lynn McGeein - that allergy idea is clever. I'm on the "no cat" side of the fence too. I have my own cat. and I know the damage they can cause. A couple bladder infections and you're pulling up carpet.

Here's a question: how long do you think they will stay? If you up their rent by $25/month, plus get a deposit, and they stay 2 more years, it will probably cover you financially.
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Account Closed
Investor · Central Valley, CA · Member since 2012 · 6k+ posts · 3k+ votes
12y
Having seen as much pet damage as I have, I wouldn't rent any unit with carpet to pet owners, period. The volume of urine from even one accident goes through the carpet and pad to the flooring beneath. Ruins the finish and stains hardwood, and will often go into the cement slab and stay there so the smell won't come out so has to be covered with some kind of sealant.

For a unit with all hard surface flooring I might consider an already trained cat.
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Pam R.
Investor · Delaware, OH · Member since 2013 · 224 posts · 64 votes
12y
@Account Closed - I actually am 100% in agreement with you. We had long-term tenants that got a cat against the lease and we amicably parted ways because of it. They were surprised, but I was not going to allow a cat to stay in that carpeted apartment.

@Dean Suzuki - I'm curious - with all the feedback, where are you leaning on the cat decision?
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Dominick Adolfo
Chicago, IL · Member since 2014 · 28 posts · 10 votes
12y
Dean Suzuki Many good ideas mentioned for allowing your tenant to have a pet. Another might be to ask them to extend their lease. This
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Dominick Adolfo
Chicago, IL · Member since 2014 · 28 posts · 10 votes
12y
Dean Suzuki Many good ideas have been mentioned for allowing your tenant to have a pet. Another might be to ask them to extend their lease. I'm not sure what month their lease is up, but if it's the fall or winter, you can extend it to the spring, so the place is easier to rent when the tenant does leave.
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Jerry W.Pro Member
Moderator
Investor · Thermopolis, WY · Member since 2012 · 4k+ posts · 4k+ votes
12y
The last time I let a tenant have a cat it was over $2,000 in damage to get rid of carpets and replace them. Had to put Kilz on floors and even walls to get smell down. Will never allow a cat again.
3 Reply
Dean Suzuki
OP
Investor · Mission Viejo, CA · Member since 2013 · 48 posts · 14 votes
12y
Thanks all for the input. I was leaning toward allowing the cat with the addition of additional security deposit, additional monthly pet allowance, requirements for spay/neuter and up to date shots. But, with the latest round of feedback, I'm scared now. The house is 2000 sqft and would cost a bit to re-carpet.

So, I'm not sure what to do.
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Joel OwensBusiness Member
Moderator
Real Estate Broker · Canton, GA · Member since 2010 · 15k+ posts · 11k+ votes
12y
If the cat is spayed and neutered then they usually won't be spraying all over the walls unless a medical condition or other problem exists. I wouldn't call things pet damage. I would call them tenant damage for not properly taking care of their animals. A general clue is if the tenant is trashy with their car and how they live in the unit that says a lot about how they would a handle a pet. If your tenant keeps the place very clean then that is a good sign they take care of themselves and where they sleep and the things they own etc.

With the carpet you can have a plastic cover between the carpet and the pad to prevent soak through.

I listed a property once when I first started out that had over 50 cats most feral. The lady only had 3 cats inside but then other cats came through the grate for the crawl space and then cats started having cats and it led to the problem. The smell was able to be taken out. If sub floor you can sand the first layer down if not soaked all the way through. If the walls are sprayed you take the first layer of drywall off closest to the floor. You can take a black light to see the extent of where a cat has sprayed inside a unit.

It's NOT about the pets it's about the PEOPLE that take care of them !

I have seen people that have no pets live in absolute disgusting filth and trash a place and I have seen tenants with multiple pets and it's spotless. If you have really old carpet you were going to replace it with the next tenant anyways.

My 70 year old mom lives in a 800 sq ft apartment. Has been there for years with 1 cat. Place is spotless with no damage. Again it's about the people and not the pets. I could get my mom a house but she likes the small space as it's all she needs. It's a senior retirement community of ranchers that are only 550 a month.

Dean the decision of the cat is yours to make. I have seen nightmare stories before and I have heard of pets working out great and making extra money. If you look at statistics a HUGE and I mean HUGE number of tenants have pets. It's a statistical fact. You can choose not to take them but many will just hide the pet anyways so why not at least collect extra money for it?? Of course you do not want to allow certain pets period for liability and insurance reasons.
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John Weidner
Chicago, IL · Member since 2014 · 710 posts · 200 votes
12y
Cats are nothing. Take a $200 pet deposit and call it a day. But I do like @Dominick Adolfo suggestion of extending the lease. You need to get something out of it.
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Jon K.
Member since 2011 · 798 posts · 216 votes
12y
Originally posted by @Rafael Floresta:
Cats are better than dogs... at least for landlords.

Not really, no.

Cats can easily scratch carpet, curtains, windows, crown molding, etc.

Declawed cats are better for landlords than clawed cats.

And cat pee I've found to... um.... be much harder to remove the smell of than dog pee. The smell of any of it is horrible. The pee can seep down to the cement under the carpet. It's a pain in the butt to try to remove and neutralize, plus destroys carpets/carpet padding.

I don't allow cats. No way, no how. "No Pets" means no pets in my lease with no exceptions.
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Jon K.
Member since 2011 · 798 posts · 216 votes
12y
Originally posted by @John Weidner:
Cats are nothing. Take a $200 pet deposit and call it a day. But I do like @Dominick Adolfo suggestion of extending the lease. You need to get something out of it.

Do you mean a $2000 deposit?

Because replacing all the carpet and carpet padding in a few thousand square foot house could easily cost two THOUSAND dollars. Not two hundred.

That's assuming the cat hasn't also scratched up the walls, woodwork, windows, curtains, and anything else there is. Declawed cats are better, but pee can easily cost thousands of dollars to remove.
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