Adding a person & 2 cats to lease agreement

Investor · Fort Worth, TX & Bristol TN · Member since 2024 · 56 posts · 16 votes

My tenant of 1 year wants to add a partner and 2 cats to lease agreement. He's been good so far. Should I charge any extra for the person? How much should I charge for the cats?

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Nathan GesnerBusiness Member

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

1. You should require the new person to apply, pass your screening, and sign the lease. Do not allow new roommates that haven't been approved by you and added to the lease.

2. Your screening should include screening the pets. Are they fixed? Current on vaccinations? Does the applicant have a landlord willing to confirm they didn't cause damage/odor? I wouldn't approve without that.

3. Yes, the fees seem reasonable. Keep in mind a "deposit" is refundable, while a "fee" is not.

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Heath D WallacePro Member
OP
Investor · Fort Worth, TX & Bristol TN · Member since 2024 · 56 posts · 16 votes
1y
Yes please send sample.
0 Reply
Vince Scipione
Realtor · Scranton / Pocono Mountains, PA · Member since 2020 · 99 posts · 33 votes
1y
It is in your inbox Heath, Granted this is a standardized PA form, it gives you a good idea on how to draft one. I am sure if you search for standardized RE rental forms in your state you will find one very similar. Hope this helps.
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Preston DeanBusiness Member
Realtor · Fort Worth, TX · Member since 2021 · 779 posts · 368 votes
1y
HI @Heath D Wallace
This is still your property so you need to have them still fill out a application. DO NOT just let them "add" someone to the lease agreement without screening them.
Yes to the cats - just charge a nonrefundable pet deposit and $10/cat monthly fee
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Dominic M.
Property Manager · Northern Virginia & DC · Member since 2020 · 157 posts · 69 votes
1y
Application/Screen every tenant
IMO I wouldn't allow pets since it wasn't leased with pets
Otherwise a non refundable pet fee
I would charge at minimum 350 upfront per pet or not allow them at all
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Heath D WallacePro Member
OP
Investor · Fort Worth, TX & Bristol TN · Member since 2024 · 56 posts · 16 votes
1y
Quote from @Vince Scipione:

It is in your inbox Heath, Granted this is a standardized PA form, it gives you a good idea on how to draft one. I am sure if you search for standardized RE rental forms in your state you will find one very similar. Hope this helps.
They have all rental forms for each State in the Manage Properties section of BiggerPockets website.
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Heath D WallacePro Member
OP
Investor · Fort Worth, TX & Bristol TN · Member since 2024 · 56 posts · 16 votes
1y
Quote from @Dominic M.:

Application/Screen every tenant
IMO I wouldn't allow pets since it wasn't leased with pets
Otherwise a non refundable pet fee
I would charge at minimum 350 upfront per pet or not allow them at all
The Realtor who sold me the property and helps me find tenants, suggested $500 nonrefundable deposit for 2 cats and $25 a month each.
1 Reply
Heath D WallacePro Member
OP
Investor · Fort Worth, TX & Bristol TN · Member since 2024 · 56 posts · 16 votes
1y
Quote from @Dominic M.:

Application/Screen every tenant
IMO I wouldn't allow pets since it wasn't leased with pets
Otherwise a non refundable pet fee
I would charge at minimum 350 upfront per pet or not allow them at all

Thanks for your input. Do you know anyone who operates near Bristol, VA and surrounding cities?
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- Dominic M.
  Property Manager · Northern Virginia & DC · Member since 2020 · 157 posts · 69 votes
  1y
  @Heath D Wallace operates as a property manager? Just want to make sure I'm understanding correctly
  0 Reply
Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
1y
1. You should require the new person to apply, pass your screening, and sign the lease. Do not allow new roommates that haven't been approved by you and added to the lease.
2. Your screening should include screening the pets. Are they fixed? Current on vaccinations? Does the applicant have a landlord willing to confirm they didn't cause damage/odor? I wouldn't approve without that.
3. Yes, the fees seem reasonable. Keep in mind a "deposit" is refundable, while a "fee" is not.
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Heath D WallacePro Member
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Investor · Fort Worth, TX & Bristol TN · Member since 2024 · 56 posts · 16 votes
1y
Quote from @Dominic M.:

@Heath D Wallace operates as a property manager? Just want to make sure I'm understanding correctly

As a property manager of a realtor.
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Heath D WallacePro Member
OP
Investor · Fort Worth, TX & Bristol TN · Member since 2024 · 56 posts · 16 votes
1y
Quote from @Dominic M.:

@Heath D Wallace operates as a property manager? Just want to make sure I'm understanding correctly

As a property manager or a realtor.
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Nick Rutkowski
Rental Property Investor · Ithaca, NY · Member since 2015 · 1k+ posts · 1k+ votes
1y
@Heath D Wallace Cats can damage your property if not maintained correctly, if your apartment has carpet then cat urine is can get soaked in it if the cat pees on your floor. It stinks and is hard to get out. However, you'll never have to worry about a rodent problem in your house because you have the best rodent exterminators in the market. At least in that apartment. I charge a $25/mo per pet. Aniciplate scratched moulding and the pee, that's about it.
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Heath D WallacePro Member
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Investor · Fort Worth, TX & Bristol TN · Member since 2024 · 56 posts · 16 votes
1y
Quote from @Nick Rutkowski:

@Heath D Wallace Cats can damage your property if not maintained correctly, if your apartment has carpet then cat urine is can get soaked in it if the cat pees on your floor. It stinks and is hard to get out. However, you'll never have to worry about a rodent problem in your house because you have the best rodent exterminators in the market. At least in that apartment. I charge a $25/mo per pet. Aniciplate scratched moulding and the pee, that's about it.

I always thought cats were pretty good with using the litter box.
1 Reply
Nick Rutkowski
Rental Property Investor · Ithaca, NY · Member since 2015 · 1k+ posts · 1k+ votes
1y
Quote from @Heath D Wallace:

Quote from @Nick Rutkowski:

@Heath D Wallace Cats can damage your property if not maintained correctly, if your apartment has carpet then cat urine is can get soaked in it if the cat pees on your floor. It stinks and is hard to get out. However, you'll never have to worry about a rodent problem in your house because you have the best rodent exterminators in the market. At least in that apartment. I charge a $25/mo per pet. Aniciplate scratched moulding and the pee, that's about it.

I always thought cats were pretty good with using the litter box.

They are, sometimes when they're stressed out they can urinate anywhere. For example, your tenant will change their cat's environment by moving to your apartment. Cats HATE changes to their environment because it's not familiar to them. They could miss the litter box on purpose or pee in a corner. Most cat owners are aware of this anyways but its a scenario that happens. I love cats and I love when tenants have cats too. They're great!
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Ericka Parrott
Residential Real Estate Agent · Atlanta, GA · Member since 2009 · 381 posts · 134 votes
1y
1. $350 pet fee per pet. Fee is non-refundable. Cats do more damage than dogs in my opinion.
2. Screen new tenant. Charge application fee. And add an additional security deposit, but more importantly is "Why". Why is this new partner wanting to be added to the lease. Try to understand the relationship and what's going go. Make sure it makes sense.
1 Reply
Alan AsriantsBusiness Member
Real Estate Agent · Philadelphia, PA · Member since 2019 · 1k+ posts · 1k+ votes
1y
I usually don't allow pets. But if they want to add another partner and pets I would do the following:
1. New tenant application - check all background, credit, criminal, eviction, etc. Today they are in love, tomorrow they hate each other, you dont want to be left with the bad egg. both applicants need to be solid.
2. Do a walkthrough of their current place. How do they keep the place up? I personally don't care about pets as long as the owners are clean and organized. But I likely wont keep a german shephard in a 700sqft 2 bed 1 bath. Big dogs need big homes and big spaces. 2 cats is fine.
3. $500 refundable pet deposit. This is IF all other criteria is solid. I had people with pets that kept house cleaner than those without. Its not the pet, its the owner. they shouldn't be penalized for owning a pet if they take care of their place.
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Kyle MccawBusiness Member
Property Manager · Keller, TX · Member since 2011 · 1k+ posts · 1k+ votes
1y
Quote from @Heath D Wallace:

Quote from @Dominic M.:

Application/Screen every tenant
IMO I wouldn't allow pets since it wasn't leased with pets
Otherwise a non refundable pet fee
I would charge at minimum 350 upfront per pet or not allow them at all
The Realtor who sold me the property and helps me find tenants, suggested $500 nonrefundable deposit for 2 cats and $25 a month each.

Seems fair. Be sure to run a full background on the new tenant.
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Heath D WallacePro Member
OP
Investor · Fort Worth, TX & Bristol TN · Member since 2024 · 56 posts · 16 votes
1y
Quote from @Alan Asriants:

I usually don't allow pets. But if they want to add another partner and pets I would do the following:
1. New tenant application - check all background, credit, criminal, eviction, etc. Today they are in love, tomorrow they hate each other, you dont want to be left with the bad egg. both applicants need to be solid.
2. Do a walkthrough of their current place. How do they keep the place up? I personally don't care about pets as long as the owners are clean and organized. But I likely wont keep a german shephard in a 700sqft 2 bed 1 bath. Big dogs need big homes and big spaces. 2 cats is fine.
3. $500 refundable pet deposit. This is IF all other criteria is solid. I had people with pets that kept house cleaner than those without. Its not the pet, its the owner. they shouldn't be penalized for owning a pet if they take care of their place.

I'm definitely doing all of this, except the walk-through, only because I'm out of state.
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Michael SmytheBusiness Member
Real Estate Agent · Metro Detroit · Member since 2023 · 4k+ posts · 3k+ votes
1y
Do a Zoom video with your tenant for a virtual walk-thru!
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Henry T.
Member since 2022 · 1k+ posts · 1k+ votes
1y
Cats can be great, or they can do incredible amounts of damage.
You must either increase your damage deposit, or charge a hefty non-refundable fee. I once had a judge completely ignore my 4k of documented cat damages. Non refundable may be the way to go. I would like to think a higher damage deposit keeps people in line, but its really a crap shoot.
Fully screen the applicant, if passed, add both equally responsible to the lease.
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Adam BartomeoBusiness Member
Real Estate Broker · Cape Coral, FL · Member since 2015 · 2k+ posts · 1k+ votes
1y
All new tenants should go through the application process and be charged the application fee. We charge $50 per pet per month rent.
[email protected]239-339-3969
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Heath D WallacePro Member
OP
Investor · Fort Worth, TX & Bristol TN · Member since 2024 · 56 posts · 16 votes
1y
Quote from @Michael Smythe:

Do a Zoom video with your tenant for a virtual walk-thru!

I'm in California, the Townhome is in Texas. They want to move in with a current tenant. They have probably already been there.
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Heath D WallacePro Member
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Investor · Fort Worth, TX & Bristol TN · Member since 2024 · 56 posts · 16 votes
1y
Quote from @Ericka Parrott:

1. $350 pet fee per pet. Fee is non-refundable. Cats do more damage than dogs in my opinion.
2. Screen new tenant. Charge application fee. And add an additional security deposit, but more importantly is "Why". Why is this new partner wanting to be added to the lease. Try to understand the relationship and what's going go. Make sure it makes sense.

They are more than likely in a romantic relationship.
0 Reply
Eric Gerakos
Investor · Costa Mesa, CA · Member since 2016 · 1k+ posts · 1k+ votes
1y
The hardest part is getting their little paws to hold a pen.......
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Heath D WallacePro Member
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Investor · Fort Worth, TX & Bristol TN · Member since 2024 · 56 posts · 16 votes
1y
How many days should I input in this field?
Default. If Tenant is late in the payment of any installment of Rent or Additional Rent, or

in violation of any other covenants or agreements set forth in the Lease (a “Default”) and the Default

remains uncorrected for a period of _____ days, then Landlord may, at Landlord’s option, undertake any
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Heath D WallacePro Member
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Investor · Fort Worth, TX & Bristol TN · Member since 2024 · 56 posts · 16 votes
1y
What about this field?

Tenant shall pay the flat fee of $_______ as an Early Termination Fee, which shall become

immediately due upon a deceleration of Default.
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