PM wanting to lease property to tenant with 2 Great Danes

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PM wanting to lease property to tenant with 2 Great Danes

Joe S.Pro Member
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes

My property manager wants me to lease to a tenant with two great Danes. The house has been recently rehabbed. It has Luxury vinyl Tile Throughout the house. I’m not really certain the right move to make. The PM is suggesting 50 extra dollars total per month for these two large dogs. She also suggest $500 security deposit per dog. My concern is  $1000  would not cover damages if that occurs. Six hundred dollars extra on a one year lease it’s nothing to write home about either. On the other hand am I being Paranoid?

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Nathan GesnerBusiness Member
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Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
5y
Originally posted by @Joe S.:

My property manager wants me to lease to a tenant with two great Danes. The house has been recently rehabbed. It has Luxury vinyl Tile Throughout the house. I’m not really certain the right move to make. The PM is suggesting 50 extra dollars total per month for these two large dogs. She also suggest $500 security deposit per dog. My concern is  $1000  would not cover damages if that occurs. Six hundred dollars extra on a one year lease it’s nothing to write home about either. On the other hand am I being Paranoid?

 Charge enough to cover the damage. Let's say it's $100 per dog and $500 deposit increase. That's $1,700 plus the original deposit of $1,600 gives you $3,300. That should be plenty. If the tenants have good credit and Landlord references, they are unlikely to trash your house and risk a bad reference or a hit on their credit rating.

I'll accept rabid alligators cross-bred with a wolverine in my rentals, but I'll charge enough to ensure I'm protected.

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  • Mark Fries
    Contractor · Jacksonville, FL · Member since 2017 · 1k+ posts · 2k+ votes
    5y

    @Joe S.

    I would think that people that own great Danes are probably exceptional pet owners but I would still do what's called a non refundable pet fee of 600 per dog plus an extra 50 a month. I do non refundable pet fees versus refundable pet deposits.

    4Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    5y
    Originally posted by @Joe S.:

    My property manager wants me to lease to a tenant with two great Danes. The house has been recently rehabbed. It has Luxury vinyl Tile Throughout the house. I’m not really certain the right move to make. The PM is suggesting 50 extra dollars total per month for these two large dogs. She also suggest $500 security deposit per dog. My concern is  $1000  would not cover damages if that occurs. Six hundred dollars extra on a one year lease it’s nothing to write home about either. On the other hand am I being Paranoid?

     Charge enough to cover the damage. Let's say it's $100 per dog and $500 deposit increase. That's $1,700 plus the original deposit of $1,600 gives you $3,300. That should be plenty. If the tenants have good credit and Landlord references, they are unlikely to trash your house and risk a bad reference or a hit on their credit rating.

    I'll accept rabid alligators cross-bred with a wolverine in my rentals, but I'll charge enough to ensure I'm protected.

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  • Alan Bostick
    Homeowner · Orrville, OH · Member since 2021 · 71 posts · 31 votes
    5y

    Perhaps you could make a requirement to see their current living space to be sure they live up to the quality you would like a tenant to live with a pet. Per owners are not protected class. Maybe they will be dismayed by this request, which probably means you dodged a bullet. 

    4Reply
  • Bjorn AhlbladPro Member
    Investor · Shelton, WA · Member since 2017 · 6k+ posts · 6k+ votes
    5y

    @Joe S.Two Great Danes? There is not a security deposit big enough to cover the damage they can do.

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  • Joe S.Pro Member
    OP
    Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
    5y
    Originally posted by @Bjorn Ahlblad:

    @Joe S.Two Great Danes? There is not a security deposit big enough to cover the damage they can do.

     That’s what I was concerned about.

    0Reply
  • Joe SplitrockPro Member
    Moderator
    Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
    5y
    Originally posted by @Joe S.:

    My property manager wants me to lease to a tenant with two great Danes. The house has been recently rehabbed. It has Luxury vinyl Tile Throughout the house. I’m not really certain the right move to make. The PM is suggesting 50 extra dollars total per month for these two large dogs. She also suggest $500 security deposit per dog. My concern is  $1000  would not cover damages if that occurs. Six hundred dollars extra on a one year lease it’s nothing to write home about either. On the other hand am I being Paranoid?

     Dogs this size can scratch luxury vinyl and destroy it. These dogs need to be taken on several mile walks every day for property exercise. Whatever you charge can't cover the potential damage, so I would only rent if the tenants have perfect credit. That way if there is damage, they will pay for it. It really boils down to the responsibility level of the owners and the only way to evaluate that is based on employment history, rental history and credit history. I am not saying hard pass, but look at all the factors. 

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

    By chance, are the potential renters named Fred and Daphne? :-)

    $50 per month for two large dogs is not nearly enough. $100-$125 is a baseline. 

    Also, if you rent to them (or anyone else), make certain they have renter's insurance and that you're named on the policy as well. 

    5Reply
  • William Walker
    Investor · Wilmington, NC · Member since 2016 · 211 posts · 262 votes
    5y

    I have a Great Dane, had her from 8 weeks old. She’s never chewed one base board, door, cabinet, or counter.

    Given this excellent study with a large sample size, I have no problems renting to Great Dane owners. I’d rather rent to a responsible owner with 2 Great Danes vs. a college student with a 50 lb lab puppy. 

    You should charge a non refundable pet fee. You can increase the monthly rent if you want but I don’t for pet owners. Do your normal inspections and charge appropriately for repairs needed. 

    4Reply
  • William Walker
    Investor · Wilmington, NC · Member since 2016 · 211 posts · 262 votes
    5y
    Originally posted by @Joe Splitrock:
    Originally posted by @Joe S.:

    My property manager wants me to lease to a tenant with two great Danes. The house has been recently rehabbed. It has Luxury vinyl Tile Throughout the house. I’m not really certain the right move to make. The PM is suggesting 50 extra dollars total per month for these two large dogs. She also suggest $500 security deposit per dog. My concern is  $1000  would not cover damages if that occurs. Six hundred dollars extra on a one year lease it’s nothing to write home about either. On the other hand am I being Paranoid?

     Dogs this size can scratch luxury vinyl and destroy it. These dogs need to be taken on several mile walks every day for property exercise. Whatever you charge can't cover the potential damage, so I would only rent if the tenants have perfect credit. That way if there is damage, they will pay for it. It really boils down to the responsibility level of the owners and the only way to evaluate that is based on employment history, rental history and credit history. I am not saying hard pass, but look at all the factors. 

    Great Danes do not need to be walked several miles a day. Actually bad for their joints. They are one of the laziest breeds out there. Actually one of the better breeds for a smaller house.

    Contrary to most of the replies on this thread, bigger dog does not equal more energy and more destruction. I feel like I’m starting to sound like a pit bull owner (I’m not!!!!) 

    4Reply
  • William Walker
    Investor · Wilmington, NC · Member since 2016 · 211 posts · 262 votes
    5y
    Originally posted by @Bjorn Ahlblad:

    @Joe S.Two Great Danes? There is not a security deposit big enough to cover the damage they can do.

     ?

    Same could be said for a 45 lb six year old human. 

    4Reply
  • Jon KellyPro Member
    Investor · Bethlehem, PA · Member since 2016 · 929 posts · 951 votes
    5y

    @Joe S. How many other applicants do you have? If you have other plenty of other qualified applicants I would choose them. Otherwise, make sure you charge enough to cover the damage 

    1Reply
  • Bjorn AhlbladPro Member
    Investor · Shelton, WA · Member since 2017 · 6k+ posts · 6k+ votes
    5y
    Originally posted by @William Walker:
    Originally posted by @Bjorn Ahlblad:

    @Joe S.Two Great Danes? There is not a security deposit big enough to cover the damage they can do.

     ?

    Same could be said for a 45 lb six year old human. 

    Correct. Them you cannot discriminate against and the human is less likely to bite the neighbor kid.

    1Reply
  • William Walker
    Investor · Wilmington, NC · Member since 2016 · 211 posts · 262 votes
    5y
    Originally posted by @Bjorn Ahlblad:
    Originally posted by @William Walker:
    Originally posted by @Bjorn Ahlblad:

    @Joe S.Two Great Danes? There is not a security deposit big enough to cover the damage they can do.

     ?

    Same could be said for a 45 lb six year old human. 

    Correct. Them you cannot discriminate against and the human is less likely to bite the neighbor kid.  

     You think a Great Dane is more likely to bite a neighbor kid when compared to a kid????

    I have 2 kids, they’ve been bitten by kids and bitten kids more times than I can’t count. My dog has never bitten a person. 

    I think this is getting in to the semantics. Of course a dog is going to do more damage when it comes to biting and more likely to be pursued for damages. In general, Great Danes are docile.  Low energy, easy to take care of. I’d base a decision on renting to an owner with dogs more on the owner and age of the dogs. 

    2Reply
  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 17k+ votes
    5y

    Assuming you accept pets in the first place (we do), Great Danes are actually very low-key dogs. I know they look like horses but having had two of them in my life I will testify that they're among the lazier of dogs, relatively speaking. Unless they're not housebroken, they're unlikely to do any actual damage inside the house. The bigger problem is that they leave large land mines, and anyone who has one Great Dane, let alone two, needs to be picking up the yard virtually every day. A lot of renters are not that responsible, unfortunately. I would probably need to check a previous landlord reference here regarding how they kept the yard, because if the yard is kept picked up then you can probably feel safe the house is going to be fine. 

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  • Mike Nelson
    Investor · Oak Park, IL · Member since 2014 · 316 posts · 150 votes
    5y

    I have had a Labradoodle start a fire.  I can't imagine what damage a Great Dane can do.

    1Reply
  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 17k+ votes
    5y
    Originally posted by @Mike Nelson:

    I have had a Labradoodle start a fire.  I can't imagine what damage a Great Dane can do.

     Dance, sing, and make pancakes in the morning! My Great Danes used to get the shower started for me in the morning and warm the car up before work 😂


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  • Dan Shulda
    Member since 2021 · 6 posts · 6 votes
    5y

    Based on a recent experience, I would reach out to your insurance company and find out if, worse case, the dog bites or causes harm to someone on the property, if it would be covered.  In my case it was not.  To mitigate this, I put in the lease agreement that the renters had to provide additional insurance of coverage if the dog did something unfortunate.

    2Reply
  • Matthew Paul
    Severna Park, MD · Member since 2013 · 7k+ posts · 7k+ votes
    5y

    When dating my wife  ( she rented a basement apt ) the guy had 2 great danes upstairs . When they ran around it sounded like a stampede . They were the friendliest dogs , slobbered alot , and dont step in their landmine , you would lose a shoe in it . 

    My only concern would be can they afford to feed the great danes AND pay rent . 

    1Reply
  • Shana Kellman
    Member since 2021 · 1 post · 2 votes
    5y

    I happen to be a great Dane owner myself and the advise on an extra damage deposit + $50-$100 per month is good advice. I will tell you that most great Danes are very docile. They are nicknamed Apartment Dog for a reason. The need very little exercise and lat around a lot. Having said that bag dog owner can produce a bad dog so cover yourself. 

    2Reply
  • Matt M.
    Specialist · Easton, PA · Member since 2018 · 1k+ posts · 2k+ votes
    5y

    @Joe S.

    That would be a huge no for me. But then again, any pet is a huge no for me.

    1Reply
  • Rod HanksBusiness Member
    Insurance Agent · Dallas, TX · Member since 2013 · 743 posts · 462 votes
    5y

    @Joe S.

    Nah you are not being paranoid at all. 2 large indoor dogs can do some damage. If it’s 1 I would consider but 2 is a hard pass for me.

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  • Nikki Recob
    Member since 2021 · 2 posts · 1 vote
    5y
    Originally posted by @Matt M.:

    @Joe S.

    That would be a huge no for me. But then again, any pet is a huge no for me.

     +1

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  • Robbie Young
    Member since 2020 · 70 posts · 49 votes
    5y

    I decided to not allow dogs that weigh over 35 lbs. I have found that heavier dogs are more likely to cause more damage. A chihuahua jumps on the door and likely nothing. A large heavy dog and there are scratches left behind. I’m not saying this is always true but I don’t want to deal with the repairs even if I have enough deposit to cover it.

    Great Danes are on some of the insurance non covered breeds bite list. The average claim for a dog bite paid out is $46,720.

    If you do decide to rent to them, I agree with the mention above of requiring renters insurance which names you the dogs and covers dog damage and liability.

    2Reply
  • Gary L Wallman
    Rental Property Investor · Beavercreek OH · Member since 2018 · 422 posts · 970 votes
    5y

    Why would you ever consider two large dogs in a rehabbed house? No upside and considerable downside.

    Next applicant please.

    1Reply
  • Account Closed
    Investor · Scottsdale Austin Tuktoyaktuk · Member since 2021 · 4k+ posts · 4k+ votes
    5y
    Originally posted by @Joe S.:

    My property manager wants me to lease to a tenant with two great Danes. The house has been recently rehabbed. It has Luxury vinyl Tile Throughout the house. I’m not really certain the right move to make. The PM is suggesting 50 extra dollars total per month for these two large dogs. She also suggest $500 security deposit per dog. My concern is  $1000  would not cover damages if that occurs. Six hundred dollars extra on a one year lease it’s nothing to write home about either. On the other hand am I being Paranoid?

     For me it's a definite "No"!

    I allowed two pets at one of my properties and they ended up with 4 dogs, 3 cats and 4 huge fish tanks. Pet lovers are pet lovers. If the pet is small enough to go through a doggie door to the back yard to take care of business, I'm okay with that. But if someone has to let them in and out and they aren't home 100% of the time, uh uh.

    It meant whole new carpet upstairs and downstairs and getting the pee smell out of the property was problematic. 

    1Reply
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