Dogs and liability

General Landlording & Rental Properties
10moFollow

Dogs and liability

Oleksandr IvanovskiyPro Member
Rental Property Investor · Member since 2019 · 124 posts · 38 votes

Hello Bigger Pockets,

I have a midterm rental property, and I do allow pets on case-by-case basis. I recently run into situation with German Shepards.                           A couple had two dogs, but my insurance does not cover them because they are on prohibited list. I unfortunately had to deny them and have vacancy because of it. What to do at this situation and what solution can be used? Your input is appreciated.

2Reply
228 views

Most Popular Reply

Rod HanksBusiness Member
Insurance Agent · Dallas, TX · Member since 2013 · 743 posts · 462 votes
10mo

Usually German Sheppards are not on the dangerous breeds list. Mostly pits, rotts, dombermans, and terriers. Check with other carriers and switch insurance. Much cheaper than having vacancies. 

Rod Hanks Insurance4.9161 Reviews
WebsiteView Page
2Reply
See this reply in the discussion

12 Replies

Jump to latestLatest
  • G. Brian DavisPro Member
    Investor · Hatboro, PA · Member since 2016 · 3k+ posts · 902 votes
    10mo

    Hi @Oleksandr Ivanovskiy, the real solution isn’t bending rules for one tenant, it’s tightening your system. You can shop insurers that allow restricted breeds (often at higher premiums), require renters insurance with pet liability naming you as additionally insured, or adjust your pet policy to clearly exclude prohibited breeds so expectations are set upfront. 

    0Reply
    • Nicole W.
      Rental Property Investor · L.A. Ca · Member since 2020 · 128 posts · 43 votes
      5h

      Hi. do you know of a particular renters insurance(s) with pet liability naming you as additionally insured? Thanks, Nicole

      0Reply
  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    10mo

    Nothing you can do about the 'prohibited dogs' list...there are only 4 breeds on it, IIRC, so just part of the game. Maybe list the breeds in your ads so you don't waste time....?

    Just have firm rules about pets and stick to them. you'll be fine....

    0Reply
  • Rod HanksBusiness Member
    Insurance Agent · Dallas, TX · Member since 2013 · 743 posts · 462 votes
    10mo

    Usually German Sheppards are not on the dangerous breeds list. Mostly pits, rotts, dombermans, and terriers. Check with other carriers and switch insurance. Much cheaper than having vacancies. 

    Rod Hanks Insurance4.9161 Reviews
    WebsiteView Page
    2Reply
  • Allison Park
    Member since 2024 · 158 posts · 88 votes
    10mo

    Steadily has a prohibited dogs including German shepherd's so I didn't go with them.  You could try Universal North America.

    1Reply
  • Oleksandr IvanovskiyPro Member
    OP
    Rental Property Investor · Member since 2019 · 124 posts · 38 votes
    10mo

    They are on mine. I have Steadily insurance. 

    0Reply
  • Oleksandr IvanovskiyPro Member
    OP
    Rental Property Investor · Member since 2019 · 124 posts · 38 votes
    10mo

    Thank you, Brian. 

    I am going to take a look at it. It is quite a bummer for me since a lot of my midterm clients comes with pets.

    0Reply
  • Jared Townsend
    Insurance Agent · Orlando, FL · Member since 2015 · 297 posts · 122 votes
    10mo

    Every carrier has their own list of 'bad dog' breeds. Most companies that are offering animal coverage is strictly for liability - protection in case the dog bites someone and all parties are sued. You still need to have a plan in case the dog damages the home. 

    0Reply
  • Jules Aton
    MD/DC · Member since 2024 · 1k+ posts · 1k+ votes
    10mo

    Why don't these companies offer a rider to cover all dog breeds? The HOA where we rented for years added breed restriction a few years ago so part of my motivation to purchase first beach STR was for my pit mix. This one was excessive and we had in fact owned 6 of the 8 breeds excluded. USAA inquires about previous attacks human or animal and that was all for mine. I also have umbrella insurance.

    0Reply
    • Jared Townsend
      Insurance Agent · Orlando, FL · Member since 2015 · 297 posts · 122 votes
      10mo
      Quote from @Jules Aton:

      Why don't these companies offer a rider to cover all dog breeds? The HOA where we rented for years added breed restriction a few years ago so part of my motivation to purchase first beach STR was for my pit mix. This one was excessive and we had in fact owned 6 of the 8 breeds excluded. USAA inquires about previous attacks human or animal and that was all for mine. I also have umbrella insurance.

      Usually because they've run the numbers and determined that its not viable or optimal to offer it. Usually this allows for a secondary market of pet insurance to pick up the slack and provide coverage where the homeowners companies can't or won't. 
      1Reply
    • Nicole W.
      Rental Property Investor · L.A. Ca · Member since 2020 · 128 posts · 43 votes
      5h

      Hi. Do you know which company(s) offer pet insurance that covers actual damage to the rental as well? Thanks, Nicole

      0Reply
  • Oleksandr IvanovskiyPro Member
    OP
    Rental Property Investor · Member since 2019 · 124 posts · 38 votes
    10mo

    I have a plan, Jared. 

    0Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free