Pets Allowed
My brother and I are in escrow on our first income property, consisting of three separate 1 bedroom bungalows on a lot. We're both animal-lovers and are committed to our property being *pet-friendly*. Wondering how other property owners screen potential tenant's pets, and what type of additional deposit (if any) you require to off-set potential property damage or other liabilities. Thanks!
Non-refundable pet deposit...
Allow cats and dogs under 35lbs or such
I don't allow pets except on lease-options so I'm sure you'll get a better response from others.
With a non-refundable deposit, there is no incentive for the tenant to keep ppty up. His take on it is "its paid for already".
Suggest large Refundable deposit instead.
Before you embrace the idea of a non-refundable pet deposit, check your local landlord-tenant laws on the subject.
In some jurisdictions, a pet deposit is treated as an additional security deposit and is fully refundable.
Another issue on allowing pets is that some breeds of dogs are not allowed under your insurance policy.
My leases allow pets with written permission, however, I had a tenant sneak in a pit bull. My insurance company informed me that if the insurance inspector finds the dog, my insurance will not be renewed.
Forgot one thing. I asked my insurance broker if the tenant could carry insurance that would hold me harmless for liability caused by a pet. He said that I am ultimately liable and that this would not prevent the carrier from not renewing my insurance.
Hey,
Most apartments/rental houses do NOT allow pets, so, by allowing pets, you open a whole new market to yourself and, in general, I would recommend it.
BUT all pets are not equal. In general:
1) mature dogs are no problem
2) dogs under 2 years of age are BIG problems
3) Cats are horrible.
Charge a $250 REFUNDABLE Pet Deposit and inspect the house every quarter.
The insurance thing is correct, I had a problem with a pit-bull as well- a tenant of mine bought a puppy, it was a pitbull, and surely under 40lbs. when it was a puppy, 6 months later, it was about 80 lbs, and viscious. Carefully, I had my rent-collector explain to the guy that it was not in the lease, and that either he, or the dog had to go, and right away. Well, a week went by, nothing happened. Eventually, I had to contact my lawyer to get him out of there. Beware of the pitbulls, and other specific dogs, like rotties, dobermans, etc... Don't get me wrong, I'm a pet-lover, I had a 150lb bullmastiff, although he died recently. The guy ended up getting rid of the dog, and staying in the apt., I don't charge a deposit for pets, although maybe i should, but i also don't have carpet in any of my properties. In one property that I used to live in, the tenant association contracted with "the doodyman," a guy who would clean out a specified area every other day. It was great, and made a modified dog run, which made the tenants happy.
Just my 2cents
My 2cents:
I will allow one cat. I will allow one dog if it is a smaller, mature dog. I always ask to see the dog before we sign a lease. If the dog is obviously very hyper, it's not going to work for me.
I always get a kick out of it when people say they will take a pet on a non-refundable pet deposit basis. Deposits by nature are refundable. I like to run my rentals with a firm, yet fair hand. Pet or no pet, if the property is in the same shape as when the tenant moved in, then they will get their deposit back. However, odds are there will be damage from the pet, so I will end up withholding part of their deposit.
Thanks all, for the great responses!
I was wondering about the additional *pet deposit*, and it hit me that damage is damage - if the dog eats the door frame, the tenant will forfeit some/all of their security deposit (equal to one month's rent), so is an additional deposit necessary?
Also, I agree totally with the observation that all pets are not equal. I am a dog rescuer and professional dog trainer, so I am well-acquainted with behavioral issues that are age and/or breed related. If I do allow dogs however, do I need a written policy about age/size/breed, etc.? In other words, could someone sue me for discrimination if I rent to tenant A - who has a 6 year-old 80 lbs. Lab, but choose not to rent to tenant B who has a 15 lbs. Jack Russell Terrier (terrorist) puppy? Hope this isn't too convoluted, just curious about your experiences.
Also, regarding breed-discrimination by insurance carriers - has anyone ever insisted that the tenant/pet owner carry their OWN renter's insurance to cover liability relating to their dog?
Thanks again for your valuable insights!
I would require an extra deposit simply because the presence of a pet increases the chances for damage. The standard security deposit will cover the tenants the pet deposit will cover any pet damage.
You should definitley specify any pet resrticitions ahead of time. Recently I had a buyer interested in one in my community and they were denied because of the size of dog. These requirements were stated in the CCR's. (These may be preexisting for you as well.)
Hey,
Do Not, Do Not, Do Not have a written list of what type of dog/cat you will accept. It is only going to get you in to trouble.
No matter how much you know about animals, someone is going to own the dog that is on your acceptable list and is the dog from hell.
Here is how you should handle it:
THEM--"Hey, do you allow dogs?"
YOU--"Oh I love dogs. What kind of dog do you have?"
THEM--{insert whatever they tell you}
YOU--"Oh that sounds like a great dog. If it was up to me, I'd let him move in today!!! But of course, I am just the Property Manager, so I will have to ask the owner"
If you think the dog is okay, tell them the owner said yes. If the dog is a monster, tell them the owner said no.
The power of telling someone you are only doing your job is very powerful.
I disagree with the old 'I am just the manager' routine.
You start out a relationship with a lie and for no reason. If you have rules be prepared to enforce them.
Also, it would be pretty embarressing if they looked up the county property appraiser on the internet and discovered you actually ARE the owner.