Renting to folks with pitbulls

General Landlording & Rental Properties
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Renting to folks with pitbulls

Jen W.
Professional · Chicago, IL · Member since 2017 · 7 posts · 3 votes

This is me and my husbands first out to market rental, potential tenant inquires if we allow pit bulls.  We have another tenant that we inherited at purchase of property that has a pit bull and poodle.  Property is a three unit with fenced in yard.  Two questions/concerns:

1. How do you handle large dogs with bad reputations (pit bulls, rottweilers, etc.)? We are advertising the listing as pets allowed and pet rent will be applied (rent tbd).

2. The pit bull from existing tenant can be aggressive but ultimately friendly, the concern is existing tenant's dogs and potential tenant's dog being in the backyard at the same time (I'd have this concern with any two dogs, regardless of breed).  I want to include a rider/addendum in the Lease that states all pets must be on leash when in the backyard and that the yard is not a dog run and we'd post signage that states dogs must be on leash. 

Is there any other concerns/issues I should have? 

For what it is worth, property is in Chicago, IL. 

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Jay HinrichsBusiness Member
Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
7y
Originally posted by @Jen W.:

Thank you, everyone, for your thoughts and advice! 

My biggest concern after not voiding insurance is making sure we are not liable for anything that could happen from a tenant not abiding by the terms of their lease (addendum). After that is noise, which is also something I'd add to the addendum. 

 if those dogs attack and injure someone and they are living on your property your going to be in major issues if someone sues.. no question about it.. 

there was a case here last month in Vegas family pitt  never did anything then for some reason it attacked the older lady in the house son comes to rescue has to shoot the dog bullet goes through dog and into her leg.

now she has severe bites and a bullet wound ..  I know I know many are sweet dogs and that's OK for those who owner occ and want to take the risk.. but I personally see zero reason why a landlord would take on this risk..  I used own a German Shepard and they are excluded from many policies as well. and she was a wonderful dog.. But she did bite one person who came into our house uninvited the person sees this 80 lb dog coming at her she turns and runs and gets bit on the @$$  that one cost my insurance company 6k and the dog was then excluded from the policy.. .. 

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  • Cecilia Arnulphi
    Ashland, MA · Member since 2015 · 87 posts · 20 votes
    7y

    Disclosure:  I'm biased, I have a pit bull. I'm about to rent my first investment property.  I don't discriminate based on breed but I want to evaluate the dog's temperament and references from prior landlords.  As I said before, I do have a pit bull that is harmless and I had met a golden retriever that because of over breeding was extremely vicious so breed is not always a good basis for judgement. 

    1Reply
  • Joe Norman
    Property Manager · Baltimore, MD · Member since 2014 · 1k+ posts · 1k+ votes
    7y
    Originally posted by @Steve B.:

    @Joe Norman.

    No

    Dogs, unless they are service dogs, are not a protected class. No one has to write up a process for that. 99% of housing Discrimination is perfectly legal just not against a protected class. It’s amazing how many landlords don’t understand this

    I recognize that dog owners are not a protected class (at least not in my state!).  My point is that if you don't rent to someone who meets your documented criteria, or if you decline one person with a dog but accept a different one, then you are open to being accused of discriminating on the base of race, sex, etc.

    2Reply
  • Stacee Evans
    Investor · Canoga Park, CA · Member since 2016 · 114 posts · 50 votes
    7y

    I am an insurance agent and the companies I write for include a list of exclusions for many breeds including pit bulls.  As a landlord, I have never allowed any breed of dog from any of the lists just to play it safe.  Some pit bulls are well trained, sweet and would not bite anyone.  The problem is you don't know if your prospective tenant has one that will end up biting someone or not.  I've been through a lawsuit and it was so stressful that I do everything in my power so I don't get sued again.  I have learned that tenant screening is so important and part of that is setting rules and sticking to them. Obviously my vote is to decline anyone with a pit bull without exception. 

    1Reply
  • Gary Floring
    Bremerton, WA · Member since 2018 · 49 posts · 35 votes
    7y
    Originally posted by @Anthony Fecarotta:

    Any large dog can be aggressive. Insurance/Landlord bans on "aggressive breeds" are asinine. 

    I understand your sentiment, Anthony. However, insurance companies have banned certain breeds because of historical statistics on bites, maulings, and fatal attacks (similar to actuaries assessing life insurance policy risks). Because these insurance companies have such bans, landlords are practically forced to follow them, to avoid liability. 

    In any case, let's be honest here: the fact is, large dogs like golden retrievers have earned a reputation GENERALLY as gentle, playful, friendly, family dogs. The same cannot be said of pits. Hence, the banning policies.

    0Reply
  • Matt M.
    Specialist · Easton, PA · Member since 2018 · 1k+ posts · 2k+ votes
    7y

    @Jen W.

    We will never ever do a pit or any other aggressive breed dog. It’s just not worth it.

    0Reply
  • Gary Floring
    Bremerton, WA · Member since 2018 · 49 posts · 35 votes
    7y
    Originally posted by @Cecilia Arnulphi:

    Disclosure:  "I'm biased..... I do have a pit bull that is harmless...."

     As I mentioned earlier in this thread, I've owned German Shepards that were "harmless" and completely loving and friendly around their family and people they knew. And extremely intelligent animals. But I've seen situations where another dog or stranger in the vicinity caused their demeanor to change suddenly to "en guard!"  Because of their protective instinct, they become extremely wary in these situations and can pounce without warning. They can be calm and playful one moment, and then a door bell can set them off into "red alert" mode immediately. This behavior is uncharacteristic of golden retrievers. 

    Bottom line is, our "harmless" dogs may be considered domesticated, but in reality they are still instinctively wild animals and can be UNPREDICTABLE.

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  • Michael J Callinan
    Rental Property Investor · Clinton, CT · Member since 2016 · 49 posts · 36 votes
    7y

    When in doubt blame it on someone/something else. When potential tenants ask about certain breeds of dogs I explain to them that my insurance company doesn't allow that breed and apologize. 

    As far as the existing tenant wait until there current lease is up and tell them you are not going to renew the lease, once again if they complain you can state you are remodeling and find new tenants with a smaller animal or a "less dangerous breed". Hope this helped. 

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  • Anthony Fecarotta
    Flipper/Rehabber · Chicago, IL · Member since 2018 · 72 posts · 21 votes
    7y

    @Gary Floring My pitbull was mauled by two Golden's at a dog park. Any big dog can attack. When I was a kid shepherds were demonized, then Dobermans, then rotts, and now it's pitbulls because of the trash that fight them. Insurance companies have no business telling people what pets are allowed on YOUR property. It's just a ridiculous norm that we've come to accept.

    1Reply
  • Bradford Clark
    Charleston, WV · Member since 2017 · 113 posts · 50 votes
    7y

    @Jen W.

    If you are asking, then you already know it’s a bad idea respectfully

    0Reply
  • Fred Krauss
    Member since 2018 · 14 posts · 7 votes
    7y
    @Kevin S. We don't use a pet deposit. What we do is charge a non-refundable pet fee of $350 and $50 pet rent per month. Our lease also has a $450 non-refundable pet fee charge for any unauthorized pet.
    0Reply
  • Robin W.
    Investor · Chicago, IL · Member since 2016 · 29 posts · 9 votes
    7y

    What is an example of the clause about excessive noise? i.e continuous barking?  Like, what could be a penalty? Or what can protect me and my other tenants in case one unit's mid-lease tenants do not tend to their misbehaving animal? 

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