Pet Liability Insurance vs Renter Insurance with Liability Coverage

Investor · Somerset · Member since 2018 · 55 posts · 14 votes

Hello friends, I am about to onboard a new tenant in NJ. She has a small 20lb dog (offcource sweet and well behaved). Any advice you can give me regarding what kind of liability insurance coverage I must ask her to get?

She says her renter insurance will provide liability coverage up to 300K. That include dog bite as well.

Do I ask her to get a separate pet liability insurance or current renter insurance with 300k liability coverage mentioned above would suffice?

Kindly advise.

Regards

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John Schaeffer

Member since 2023 · 77 posts · 28 votes

Hey Andy,

Her renters insurance will cover a dog bite IF she has a dog that's on the approved list. I would go much higher than 300k liability and do 500-1M if possible.

HOWEVER,

On your landlord policy it might ask if you allow pets, and if you do the TENANTS pets must be on YOUR carriers approved list as well.

Hope this helps. Happy to speak further if you have any questions

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Devin De Lange
Investor · Myrtle Beach, SC · Member since 2024 · 24 posts · 30 votes
2y
Hi Andy,
Great question! I look forward to seeing what others say too!
We have our clients purchase renters insurance and show proof on that insurance that their insurance covers animals. We also make sure our insurance on the property includes the breed of dog the renter is bringing. If you wanted to take it a step further, you can have them add your LLC as an additional insured to their insurance. Additionally, you can charge them a pet deposit and pet rent, as well as call it out specifically in the lease in the additional notes section (i.e. Tenant is responsible for all pets on the property and any damage done to the property or to others as a result of having the pet on the property).
Hope this helps!
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John Schaeffer
Member since 2023 · 77 posts · 28 votes
2y
Hey Andy,

Her renters insurance will cover a dog bite IF she has a dog that's on the approved list. I would go much higher than 300k liability and do 500-1M if possible.
HOWEVER,

On your landlord policy it might ask if you allow pets, and if you do the TENANTS pets must be on YOUR carriers approved list as well.

Hope this helps. Happy to speak further if you have any questions
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Andy S.
OP
Investor · Somerset · Member since 2018 · 55 posts · 14 votes
2y
Devin and John, thank you very much for the valuable insights. The renter policy has liability coverage up to 300K. Does this normally cover dog bite to others or dog causing property damage? Or else should I mandate a separate pet liability insurance?
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Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
2y
Quote from @Andy S.:

Never accept the tenant's word. Could you ask for a copy of her policy that shows her liability and that it covers dog bites?
$300,000 is plenty, and I don't know why anyone would say otherwise, especially for an ankle-biter.
The problem with requiring insurance is that the tenant could get it, show proof, and cancel the policy right after moving in. The way around this? Require them to add you, the Landlord, as "additional interest" on their policy. When they do that, the insurance company will mail you proof of coverage, saving the tenant the trouble. The insurance company will notify you if the tenant's policy ever lapses or is canceled.
If you require insurance, figure out how to track and enforce compliance.
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