Cat dilemma... to allow or not to allow

Slaiman Atayee

Real Estate Agent · Washington, D.C. · Member since 2018 · 70 posts · 27 votes

4y

I wouldn't overthink it. We charge a refundable pet deposit on our short term rentals. If you're really concerned you can add the pet rent.

Maria G.

OP

Rental Property Investor · Northern California · Member since 2017 · 129 posts · 20 votes

4y

@Patricia Steiner: And what do you do when you encounter a tenant who brings an ESA pet? By law, at least in California, you cannot say no, so this is one of the reasons why I feel hesitant to say no upfront.

@Nathan Gesner: You say "scratches are easy to fix," even in walls? In another thread someone mentioned they can destroy blinds, for example. (I copied an pasted the words from the thread, thanks for the correction--neutered.) As for the petscreening.com recommendation, how do they check?

Does anyone require the letter from previous landlords?

Malcomb StapelPro Member

Investor · Topeka, KS · Member since 2020 · 669 posts · 488 votes

4y

@Maria G. scratches are easily fixed, especially in walls where you can just skim them over, sand and paint. It's not as easy when its your baseboards or door jambs they are scratching, especially if it's stained trim. If the house has mostly hardwoods or vinyl and no carpet, I wouldn't be as worried about letting a cat in. When they start urinating on carpets is when things get bad.

Nathan GesnerBusiness Member

Moderator

Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes

4y

Quote from @Maria G.:

@Nathan Gesner: You say "scratches are easy to fix," even in walls? In another thread someone mentioned they can destroy blinds, for example. (I copied an pasted the words from the thread, thanks for the correction--neutered.) As for the petscreening.com recommendation, how do they check?

Does anyone require the letter from previous landlords?

Dogs or kids are more likely to destroy blinds and scratch doors/trim. I've seen cats use door trim as a scratching post, but usually only 1-2 pieces in the entire house. You can repair/replace that for $100. Replace blinds for under $50. With hundreds of cat rentals over the years, I've never had to spend much to repair physical damage.

The real damage from cats is odor. I am dealing with one right now. Owners daughter occupied it with a couple cats that were not fixed. We can't figure out where they've sprayed, but the entire house is filled with cat odor and nauseating. We've stripped flooring, aired it out, painted the floor with oil-based primer, and the stench keeps coming back. Next step is to paint all the walls with primer. We'll easily be $10,000 into this one.

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6 Reply

Patricia Steiner

Real Estate Broker · Hyde Park Tampa, FL · Member since 2019 · 2k+ posts · 3k+ votes

4y

@Maria G.
I would rather have to make an exception than to manage my properties out of fear. I simply don't apologize for setting the standard; many of my clients are simply stating "no pets" to avoid a lot of the drama - and it seems to work for them. When asked about service animals, I always let inquiring/demanding prospective tenants know that I comply with all housing regulations but that it is not a discussion point until such time that the screening process is completed and the tenant is selected. With that, they usually are gone. I document the conversation and whether or not they chose to make an application. And, I will/have honor a service animal. I'm just not going to make the service animal the basis of the discussion. If that tenant is the strongest, game on. But I'm not finding that to be the case and I refuse to take the bait. By keeping the selection process as the focus (required walk of the property, online application and screening for a required move-in date), it avoids getting consumed by those who have other agendas. .

7 Reply

Adam Martin

Rental Property Investor · Member since 2020 · 1k+ posts · 1k+ votes

4y

I look at cat owners only slightly lighter than pitbull owners, yes it is the owner that is the problem not the animal but that still doesn't mean I'm willing to make it my problem. I openly admit I am biased since I am highly allergic to cats but that smell when you walk into certain houses is just overwhelming. You have a cat so you may not be as sensitive to it but others are. It isn't as big of a deal they were holding the cat, it may be because it would run and hide but was there a strong cat smell in the house or a strong smell of candles or other scents to cover it up. I allow dogs with pet rent of 35/month per dog and an extra 600 added to the security deposit and outside of collecting 36 poo piles once have never had an issue. The market is hot for rentals so if you aren't comfortable just wait and you may find someone better.

Gregory M Paielli

Property Manager · AZ NV, FL · Member since 2021 · 19 posts · 19 votes

4y

We tell owners we do not like to permit cats because of their potential urine damage. Cats are a desert animal and because they do not drink water like dogs it causes their urine to be far stronger. A real problem if it gets into wood or tile flooring. Good luck !

https://www.aspca.org/pet-care/cat-care/general-cat-care

Scott Mac

Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes

4y

Quote from @Gregory M Paielli:

We tell owners we do not like to permit cats because of their potential urine damage. Cats are a desert animal and because they do not drink water like dogs it causes their urine to be far stronger. A real problem if it gets into wood or tile flooring. Good luck !

What--(???) Cats drink water...if you don't give them water in a bowl they will die quickly.

Cats live all over the globe, deserts, ((((jungles))), New York City, China, Russia, Alaska...etc....

Paul Camuto

Real Estate Coach · Robbinsville, NJ · Member since 2017 · 185 posts · 99 votes

4y

Quote from @Maria G.:

Hello,

I know there are many opinions, but I still want to hear them. I have so far not allowed cats in one of my properties (condo) but there is a seemingly good couple who has applied and has an indoor cat, so I'm debating what to do. I was even invited to see their current apartment and I met the cat. I sensed that the cat was scared or in some way problematic because they kept him in their arms and they warned me when I pet him. I am a cat lover and it was all good, but I sensed something was not quite right (the breed listed on the application is "Maine coon tabby mix"). I am not worried about cat pee because the cat is already 8 years old, but I am afraid of having the cat scratch the kitchen cabinets and the walls. Did you ever face that problem? Also, they currently live on the second floor, but this condo (with upstairs and downstairs) has a patio, so I wonder if the cat will really not go out...

In a SFH, I allowed a cat and aside from a small frayed area of the carpet, it was OK (my other property has only vinyl and tile, no carpet). The tenants were particularly good maintaining the house.

I've been reading a thread that suggests to require the following in order to allow a cat:

1. Resume/Biography for the cat (including vaccinations).

2. Declawed and Neutralized

3. Letter from previous Landlord that the cat never damaged anything in the house in 3 years.

It sounded reasonable other than "declawed," which sounds cruel to me.

Other than that, the couple seems fine (and their financial situation is very good, but taking them means facing these risks and not taking them means waiting to have another application come in.

Thanks!

You don't need to get the cats life history and blood type! Security deposits are just for this. Some of the best tenants are pet owners. You are limiting yourself with all the rules. References are great, just make sure your lease is clear on what happens if any pet damage.

Bruce WoodruffPro Member

Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes

4y

I'd pass. Find another tenant. Why take a risk when there are plenty of people that you can rent to....?

https://www.aspca.org/pet-care/cat-care/general-cat-care

Gregory M Paielli

Property Manager · AZ NV, FL · Member since 2021 · 19 posts · 19 votes

4y

Quote from @Scott Mac:

Quote from @Gregory M Paielli:

We tell owners we do not like to permit cats because of their potential urine damage. Cats are a desert animal and because they do not drink water like dogs it causes their urine to be far stronger. A real problem if it gets into wood or tile flooring. Good luck !

What--(???) Cats drink water...if you don't give them water in a bowl they will die quickly.

Cats live all over the globe, deserts, ((((jungles))), New York City, China, Russia, Alaska...etc....

Let me clarify. Because they do not drink as much water and because there origin is from a desert specie that makes their urine far stronger smell. We are also certified in water, fire and order damage removal. Thanks

Jonathan R McLaughlin

Rental Property Investor · Boston, Massachusetts (MA) · Member since 2016 · 2k+ posts · 2k+ votes

4y

Ok this is all well and good, but please post the cat's resume...

Maria G.

OP

Rental Property Investor · Northern California · Member since 2017 · 129 posts · 20 votes

4y

@Patricia Steiner: It sounds reasonable, the only caveat is not having another candidate and having to say yes or face legal consequences. I hope I don't get there... (there seems to be interest--I have 7 families signed up for the next viewing)

@Nathan Gesner: Wow, what a pain! As for door trims, if that were to happen, what kind of person do you get to do it?

@Adam Martin: I haven't had a cat in 20 years (but I had many growing up), so I think I can detect the odor and I didn't. But I did notice many cat scratching stations, so I figure they are not just an ornament...

@Jonathan R McLaughlin: I am not sure what you mean. Or you may just be kidding :)

I still want to know if anyone has ever requested a letter from the prior landlord stating the cat did not damage anything.

Thanks!

Jonathan R McLaughlin

Rental Property Investor · Boston, Massachusetts (MA) · Member since 2016 · 2k+ posts · 2k+ votes

4y

@Maria G. Hi maria,

Your first bullet mentioned the cat's resume, which tickled my funny bone.

Colleen F.Pro Member

Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes

4y

@Maria G.We take cats, they are way less noisy then dogs. Urine smell can be a problem but it is more about the owner then the cat. MANY cats are attached to one or two people so they are unlikely to like meeting new people. I would not make much of the way the cat acted when you were there. As for the cat going outside that is their problem.

Jane S.

Flipper/Rehabber · Colorado Springs, CO · Member since 2016 · 499 posts · 167 votes

4y

ARE you nuts? Cats do 8 things: urinate, defecate, fornicate, and regurgitate. (Get it?) AND NO ONE CAN CONTROL WHERE OR WHEN THEY DO! What is your out of pocket cost for new wall to wall or LVT? Are you thinking the tenants will pay?

Talk to any professional carpet cleaner about what happens when they try to clean a urine-soaked carpet. Ask them to show you with a special light how damaged the carpet is. They have photos.

Cats are NOT house cats they are escape artists. Just look on FB to see all the whining about lost cats.

Look on the rental sites for how many landlords allow cats.

Call and try to get a viewing after you told them you have a cat. Never happen.

Gary L Wallman

Rental Property Investor · Beavercreek OH · Member since 2018 · 422 posts · 970 votes

4y

Quote from @Jane S.:

ARE you nuts? Cats do 8 things: urinate, defecate, fornicate, and regurgitate. (Get it?) AND NO ONE CAN CONTROL WHERE OR WHEN THEY DO! What is your out of pocket cost for new wall to wall or LVT? Are you thinking the tenants will pay?

Talk to any professional carpet cleaner about what happens when they try to clean a urine-soaked carpet. Ask them to show you with a special light how damaged the carpet is. They have photos.

Cats are NOT house cats they are escape artists. Just look on FB to see all the whining about lost cats.

Look on the rental sites for how many landlords allow cats.

Call and try to get a viewing after you told them you have a cat. Never happen.

That's only four. What are the rest?

Bikash Chhetri

Flipper/Rehabber · Atlanta, GA · Member since 2019 · 8 posts · 3 votes

4y

@Nathan G. I have same problem with tenant not paying rent and has about 10 cats. The odor is so overwhelming that I can’t even enter the house. Eviction will take 2 more months and after which I plan to paint and redo the floors which is hardwood now. Let me know your process is I can imitate as well. Kinda of lost here.

Jason Smith

Member since 2021 · 109 posts · 130 votes

4y

It is the cat owners, not the single cat that is the issue. It is the 1 in 5 cat owners that take in other strays, or they leave tupperware all over the yard for food/water and suddenly you have a feral cat colony in your yard pooping everywhere, scratching other peoples cars and making the way into your house. They will act holier than thou for helping these poor animals and say they only have cat, but will leave them behind when they move. If they are the type of tenant that won't pull up the blinds a foot when the cat is obviously going to damage the blinds they are not going to clean the litterbox everyday and that is when stuff goes south quick. If you take cats add a clause to the addendum section that says you will have inspections and excess pet odor will be a violation of the lease. Continous feeding of stray animals is a violation of the lease. Your standard lease should have a limit on the the number of animals allowed. And charge a non-refundable pet deposit upfront, it is easier for them to handle than saying you didn't get cat hair off the door frames, baseboards and I called in a cleaning crew and I am withholding money from your deposit.

Maria G.

OP

Rental Property Investor · Northern California · Member since 2017 · 129 posts · 20 votes

4y

Now somebody wrote saying they have a "40 lb professionally trained husky mix."... oh, God!

Other than that they are doctors and engineers (at prominent hospitals and companies)...

Nicholas Baker Wood

Real Estate Agent · Tulsa, OK · Member since 2020 · 21 posts · 17 votes

4y

In my experience, charging a non-refundable pet damage fee (as permitted by your local real estate legislation), pet rent, and verifying background, income, and previous landlord references is a good way to mitigate the risk of a bad cat. In general, regarding pets, typically the pet is not the problem; the owner is.

Polo VazquezPro Member

Real Estate Agent · McAllen, TX · Member since 2017 · 382 posts · 281 votes

4y

In my opinion cats destroy furniture, not houses. So I don't mind cats. Unless there is carpet. They will ruin that. One or two cats should be a problem. More than than that and I would have to pass on the tenant. but that is for any animal. Even just having a big dog usually stinks up the house. Just make sure you charge a pet pee and have an ample deposit in case you need to do a deep clean