Let's talk about pets in your rental! How do you manage it?

Question

After successfully deterring/denying dogs in our rental properties (we allow cats) one of our tenants brought a dog into our property. They were honest about it, called to discuss, and wanted my opinion of the situation. For context they have only lived in our rental for about 6 months.

My first thought was to say remove the dog or you're in violation of the lease, but then it dawned on me I could increase the rent, collect a pet deposit, make them sign a Pet Addendum, and require renters insurance. I weighed being vacant and finding new tenants going into the fall vs. allowing a dog.

They have accepted my terms. They already had renters insurance with a $300k policy (covers dogs). I invoiced them $200 for the deposit due by the Sept 27th. I'm changing the rent from $1325 to 1350 per month. My wife thinks I should have increased the rent more or just denied but this is where I'm at.

What should I do better next time? How do you handle pets in your rentals?

Tyler Nash · Answer

I think this is a solid approach if you're truly not super concerned about dogs, and they've been good tenants (sounds like they are). Allowing pets is a good way to keep tenants as not everywhere does. I lean more towards what you did, work with the tenants, hold them accountable, and put the proper guidelines in place. But, also don't let this be the start to them doing whatever they want, and just letting you know about it afterwards so keep an eye on that!

JD Martin · Answer

We allow pets without restrictions on a case by case basis. I have found this prevents people from lying on the front end, so we can typically find a better fit applicant anyway. Most people who apply with 4 dogs 2 carts and a lizard don't make enough money or have good enough credit or criminal record to clear our other hurdles so that's the out.

Most people would rather start by telling the truth and only begin lying when it becomes necessary for their own self interest (and most people will lie for that reason). So I take the approach of getting them to start with the truth and work down from there.

We generally have a 2 pet limit but like everything there are grey areas. We have a fantastic tenant - single, impeccably clean, always pays on time, keeps the house immaculate. She has 2 cats that are so clean I don't even notice it and I'm allergic to cats. She wanted to get an adult dog as a hiking companion. That's 3 pets. I allowed it. Not a single issue.

I have found that things just fit together. People who have their lives in order generally don't destroy houses.

Hayden Gray · Answer

I do a non refundable deposit ($300) for pets - it's usually a win win situation for myself and the person renting

Jaron Walling · Answer

I think moving forward I should require a larger deposit and maybe go non refundable. Here's the language in our lease. Maybe I should reword it as well.

"PETS: No pets will be brought or kept on the premises without prior written consent from the Landlord in the form of an addendum to this contract. This includes dogs, cats, rabbits, birds, reptiles, any small mammals, and any wild animals.

If pets are on the premises at any time, there is a $50 fine. If pets continue to stay, there will be a $50 fine per month that the pet is kept. Tenants will bear the cost of damages if they occur. Any animal that causes or appears to be a threat to any person on the premises or any animal with a history of aggressive behavior will be considered a dangerous animal. The landlord retains the right to remove dangerous animals immediately. Honesty regarding pets with the Landlord will benefit both parties."

Jaron Walling · Answer

We just replaced the carpet in two bedrooms (tenant turnover) which cost about $1100 so that was a concern but the rest of the property is pretty bullet proof. The fact they already had renters insurance was a nice surprise. Seems like they expected it or had it prior to moving into my property.

Jaron Walling · Answer

Agreed. We have allowed cats because we have two of our own and I don't want to be a hypocrite. I'm going to plan for an inspection in the next few months to see how it's going.

Jules Aton · Answer

I'm both a dog and cat owner. I've always allowed pets with a non-refundable pet fee and haven't had any issues, knock wood. Worth noting I never have carpet and in my STRs I haven't allowed cats due to furniture scratching concerns.

Let's talk about pets in your rental! How do you manage it?

Let's talk about pets in your rental! How do you manage it?

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