Tenant asked to add a dog to the house hold

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Tenant asked to add a dog to the house hold

Michael P.
Marlton, NJ · Member since 2017 · 129 posts · 16 votes

Hi all,

My long term tenant has asked what I thought about adding a dog to the household.  My lease agreement states no pets, certainly I can add an addendum.  What are landlords requesting from the tenant if they approve adding a pet, is it higher rent, is a non refundable fee, is it a deposit of some sort.  Side note, good tenants, good be very long term tenants so I want to make them happy.  Property is in NJ.

Thoughts?

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Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
5y

If you outright reject pets, there's a very good chance they will sneak one in or they will get a doctor to write up a letter prescribing an emotional support animal. It's better to allow pets but have some controls in place and monetize it.

I highly recommend petscreening.com to screen the animals. It requires a picture, age, weight, breed, shot records, etc. You can also set it up to give a "paw score" of 1-5 that can be used to quickly determine the level of risk, then you can charge accordingly. For example, a 6-month-old Pit Bull is higher risk than a 4-year-old Chihuahua. The former may be charged a $500 deposit, $100 a month rent, and they have to carry insurance with bite protection, whereas the latter is charged a $100 deposit and $25 a month.

Remember this: deposits are refundable; fees and rent are not.

I prefer rent increases or fees because you pocket them if the animals are good or they can be applied towards cleaning/repairs if not. One room can cost $1,000 or more to replace carpet so keep that in mind when calculating how much you want.

I would also point out that I manage about 200 rentals with animals and cannot remember the last time a tenant's deposit did not cover the damage caused by animals. It's a profit center if you're careful with it.

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  • Karl B.
    Rental Property Investor · Erie, PA · Member since 2015 · 1k+ posts · 2k+ votes
    5y

    Look at what other local landlords are charging for a dog. You should be able to get at least $40 extra per month for a dog. Also, if they get a dog require them to get renter's insurance with your name on the policy so if they cancel it you'll be notified. 

    Finally, make certain they don't bring in a dangerous breed and that your property insurance allows it.

    4Reply
  • Kevin Sobilo
    Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes
    5y

    I agree with @Karl B..

    However, in addition to some pet rent, I would also get some additional deposit money. It never hurts to have more deposit money for anything that comes up when they move out. Also, I charge a pet cleaning fee up front. I tell them that I anticipate extra cleaning when they move out. So, I tack on an extra fee.

    Part of the reason I break it up that way is that no one charge looks like its too much and there is a mixture of paying up front as well as paying as you go (pet rent). So, it doesn't feel too onerous to the tenant while still compensating you and protecting your interests. 

    1Reply
  • Julie Hartman
    Property Manager · Denver, CO · Member since 2021 · 667 posts · 587 votes
    5y

    @Michael P. Some of this may depend on what state you are in. If a good tenant asks to add a dog, we require approving the breed first. Then we typically charge a minimum of $250 -$300 refundable pet deposit in addition to $25-$50 in monthly pet rent, (depending on the size of the dog). Our attorneys have advised us against any form of non-refundable fee. We'll also complete a pet addendum outlining the dogs breed, age, weight, description, name, sex, etc. We require they be up to date on all vaccinations and we also outline the expectations. These would include not allowing dog to dig in yard, no damage or soiling in the house, house/potty trained, etc. We also have the right to do quarterly inspections to check that the dog is not causing damage. 

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  • Michael Plante
    Deland, FL · Member since 2017 · 2k+ posts · 1k+ votes
    5y

    Personally if I didn’t want them to have a pet when they moved in I still don’t  want them to have a pet 

    We know they have not had a pet for years so probably they may very well have never owned a dog and don’t know how to keep it from damaging a house

    I would say no as the lease we signed stated no pets 

    I don’t see see the upside 


    I on the other had rent houses in the country where every tenant  has a horse as well as dogs and some have chickens, sheep and goats  so I don’t care 

    0Reply
  • Peter M.
    Rental Property Investor · DFW, TX · Member since 2013 · 953 posts · 910 votes
    5y

    @Michael P. Try petscreening.com and have them register through it.

    0Reply
  • Mary M.
    Rental Property Investor · Portland OR · Member since 2018 · 2k+ posts · 3k+ votes
    5y

    I would charge a 500  refundable pet deposit,  and,  if it is done in your area, 25/mo pet rent.   You dont want to overcharge your good tenants. 

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  • Kimberly Carver
    Member since 2020 · 119 posts · 56 votes
    5y

    @Michael P.

    We have done well with allowing pets; solid tenants who feel more at home and stay longer. We do not have carpet and we have a fenced in yard. (Does your unit have flooring that will hold up well to pets? Do you have a fence?.. those are things I would also consider in this cost analysis as well) We do a non refundable cleaning fee and no extra monthly cost.

    Great point someone mentioned about it being a new dog.... I’ve only had people who already have/have trained/know what to do with their pet...

    0Reply
  • Curtis Mears
    Property Manager · Raleigh, NC · Member since 2014 · 729 posts · 596 votes
    5y

    @Michael P.

    I allow pets haslong as I meet the pet to see if aggressive or not. I charge a 1 time non refundable oet fee of $450 per pet. Also write up that tenant responsible for any damages caused by pet, and may also require rugs to be steam cleaned.

    0Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    5y

    If you outright reject pets, there's a very good chance they will sneak one in or they will get a doctor to write up a letter prescribing an emotional support animal. It's better to allow pets but have some controls in place and monetize it.

    I highly recommend petscreening.com to screen the animals. It requires a picture, age, weight, breed, shot records, etc. You can also set it up to give a "paw score" of 1-5 that can be used to quickly determine the level of risk, then you can charge accordingly. For example, a 6-month-old Pit Bull is higher risk than a 4-year-old Chihuahua. The former may be charged a $500 deposit, $100 a month rent, and they have to carry insurance with bite protection, whereas the latter is charged a $100 deposit and $25 a month.

    Remember this: deposits are refundable; fees and rent are not.

    I prefer rent increases or fees because you pocket them if the animals are good or they can be applied towards cleaning/repairs if not. One room can cost $1,000 or more to replace carpet so keep that in mind when calculating how much you want.

    I would also point out that I manage about 200 rentals with animals and cannot remember the last time a tenant's deposit did not cover the damage caused by animals. It's a profit center if you're careful with it.

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    4Reply
  • David Call
    Specialist · Denton, TX · Member since 2020 · 25 posts · 15 votes
    5y

    @Nathan G. Like Karl B mentioned above make sure the dog is never a mix or full bred pit bull, Rottweiler, Doberman, German Shepard, chow chow, etc. These dogs will cause your insuraNce company to either drop you or they will exclude liability. Even if one of these dogs jumps on someone in a friendly way and that person gets hurt, you could be in the middle of a lawsuit.

    I know of a case where a friendly dog knocked an elderly person down on a sidewalk, the person hit their head and later died.

    0Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    5y
    Originally posted by @David Call:

    @Nathan G. Like Karl B mentioned above make sure the dog is never a mix or full bred pit bull, Rottweiler, Doberman, German Shepard, chow chow, etc. These dogs will cause your insuraNce company to either drop you or they will exclude liability. Even if one of these dogs jumps on someone in a friendly way and that person gets hurt, you could be in the middle of a lawsuit.

    I know of a case where a friendly dog knocked an elderly person down on a sidewalk, the person hit their head and later died.

    Some insurance companies will not cover "dangerous breed" animals, but many will. It's important to check with your insurance provider.

    I personally do not like dangerous breed animals, but I also don't outright reject them. I charge a premium fee, higher rent, and require them to carry an appropriate insurance policy with my company listed as an additional interest to protect us against lawsuits.

    You may decide it's not worth the effort and outright ban them, which is what I used to do. Petscreening.com has a way to list certain breeds as an automatic denial. I also have very strict requirements for animals less than one year old or with less than one year of ownership because those are the animals that tend to have behavior problems like chewing, scratching doors, digging carpet, barking, going to the bathroom inside, etc. 

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  • David Call
    Specialist · Denton, TX · Member since 2020 · 25 posts · 15 votes
    5y

    @Nathan G. You are correct. There are some insurance companies that will cover aggressive breeds but you’re narrowing your options greatly by doing so which is most likely going to cost you more.

    0Reply
  • Michael P.
    OP
    Marlton, NJ · Member since 2017 · 129 posts · 16 votes
    5y
    Originally posted by @Karl B.:

    Look at what other local landlords are charging for a dog. You should be able to get at least $40 extra per month for a dog. Also, if they get a dog require them to get renter's insurance with your name on the policy so if they cancel it you'll be notified. 

    Finally, make certain they don't bring in a dangerous breed and that your property insurance allows it.

    I appreciate the feedback!

    0Reply
  • Michael P.
    OP
    Marlton, NJ · Member since 2017 · 129 posts · 16 votes
    5y

    I appreciate everyone's feedback, great information.

    The current rent is 1395, I am considering bumping it 25 dollar to accommodate for the dog, and a non refundable fee of 250.  The dog is currently 4months old, 12 pounds its a Australian cattle dog.  I would request for the dog to not be permitted upstairs via child gate, believe they have one up now since they have 2 children.

    Also, can I write up an agreement that specifies any injury caused by a pet within the home is the tenants (name) responsibility.

    0Reply
  • Michael Plante
    Deland, FL · Member since 2017 · 2k+ posts · 1k+ votes
    5y
    Originally posted by @Peter M.:

    @Michael P. Try petscreening.com and have them register through it.

    agreed 
     

    0Reply
  • Carl Hebert
    Rental Property Investor · Auburn, ME · Member since 2015 · 236 posts · 140 votes
    5y

    @Michael P. I allow pets and have the tenants pay a $250 refundable deposit, there is no harm in making it refundable. If there isn't any damage give it back to the tenant. I would definitely check with your state laws to see if you can have a non refundable pet deposit, some states do not allow them. 

    I have not started charging an extra pet rent yet, but may look into that in the future. People love their pets like kids and we get a lot more applicants because we accept pets and most ask what the extra charges will be. 

    0Reply
  • Davide FormicaPro Member
    Real Estate Agent · Columbus, OH · Member since 2018 · 47 posts · 32 votes
    5y

    @Michael P. Pet rent is an excellent source for additional income on your rental. Plus, if you already have good tenants, which it seems you do, they should also be responsible pet owners.

    Have them sign a one-page Pet lease addendum. Collect the non-refundable deposit and the additional monthly pet rent.

    1Reply
  • Jonathan R McLaughlin
    Rental Property Investor · Boston, Massachusetts (MA) · Member since 2016 · 2k+ posts · 2k+ votes
    5y

    @Michael P. I’ve been experimenting with the same modest bump and adding an addendum that the tenant agrees that a steam cleaning of carpets and professional deep clean will automatically be charged to the security upon exit.

    Less painful for them then coming up with the money, usually (!) place is in decent shape and the turnover is helped the the extra spiffyness and I can legitimately mitigate allergy sensitivities for the next person

    0Reply
  • Ben Grubb
    Rental Property Investor · Denver, CO · Member since 2021 · 22 posts · 11 votes
    5y

    @Michael P. Great long term client that you want to keep happy. Don't gouge them. A few hundred dollar deposit should do. If they are long term they have saved you a ton of money along the way with no turnover or vacancy costs. Why gouge for another $20 per month when they save you that and more very year. I'd do a damage deposit or 1 time cleaning fee.

    0Reply
  • Dusty Corning
    Involved In Real Estate · Katy, TX · Member since 2009 · 35 posts · 24 votes
    5y

    @Michael P.

    I give the tenants a choice. They can pay an extra $500 up front each year (non-refundable per rent) or they can pay $50 more per month.

    They always choose the $50/month, but they appreciate that it’s their choice.

    0Reply
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