Pet Policy question - Grandfathered in pets

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Pet Policy question - Grandfathered in pets

Account Closed
Investor · Jensen Beach, FL · Member since 2014 · 132 posts · 33 votes

Good morning! We're closing tomorrow on a 4-plex. The current owner and lease allows for tenants to have pets. My policy is no pets, and when the current tenants sign a new lease, it will be a "no-pets" lease. Also, when units turnover, the new tenants will not be allowed pets.

I realize that their current pets (1 tenant has a dog, another has 1 dog and 1 cat) will most likely need to be grandfathered in if I want to keep the tenants... as a pet owner myself, if it were me: I would find another place to live if all of a sudden my dog wasn't allowed. 

So I guess my question is this: When I bring in a new tenant to the empty unit and they sign a "no-pets" lease, do I need to explain that the other tenants have the same lease, but they were grandfathered in, so they can have pets but this new person can't, even though they have the same lease? How does this all work when transitioning an entire building to a no-pets policy?

Confusing, I know. Hope my question makes sense!

Thanks in advance!!

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Elizabeth Colegrove
Hanford, CA · Member since 2013 · 5k+ posts · 1k+ votes
11y

I personally allow pets and have had a fantastic experience so far! I am able to charge at the higher end of the market because I have more demand. I also charge either a $50 a month per fee no refundable or one months pet deposit refundable. 

As for your question I would just but addendum that say they are grandfathered in but from there on you will not be allowing an new animals to be added to the lease.

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  • Joel OwensBusiness Member
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    Real Estate Broker · Canton, GA · Member since 2010 · 15k+ posts · 11k+ votes
    11y

    How many units out of four are occupied now??

    Have you completed research for your area on what tenants require?? If most of the tenant base in the area has pets then you will run into issues. I remember reading somewhere that a survey showed about 75% of tenants had pets. Even if they were not on the lease they had them.

    I would care more about existing tenants and their legacy ( how long they have been there and paid rent on time). Last thing you want to do after buying is immediately start making all these changes and have an empty building thinking want went wrong. It's a rookie mistake and happens to almost all of us. It's easy to formulate something successfully in your mind but it's quite another to pull if off in reality.

    Pet's are like family to many people so you are asking for a war and a bad precedent going forward to make drastic changes like that. If they have been at the property for awhile then likely rehabbing the unit could costs thousands and thousands of dollars if they leave.

    Might want to leave stuff alone the first few months and analyze the local market further. Let existing tenants get acclimated and have a good impression of you before rocking the boat too much.

    No legal advice.

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  • James Wise
    Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 31k+ posts · 20k+ votes
    11y

    For the existing tenants you need to weigh your options.

    Would you rather the tenant and their pet stay or they both leave. A tenant staying and a pet leaving is likely not an option.

    It sounds as though your thinking is in line with this.

    as for the new tenants. If you don't want pets I would tell them no pets and any pets have been grandfathered in. Understand it is very likely if they want pets they will get pets regardless of what you tell them.

    then your back to the original choice. Would you rather the tenant and the pet both stay or the tenant andthe pet both go?

    For me it doesn't seem like a fight worth fighting. I don't do carpet and charge pet fees up front. Along with additional rent.

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  • Raj Gandhi
    Real Estate Investor · Saint Paul, MN · Member since 2014 · 145 posts · 60 votes
    11y

    @Account Closed mentioned by charging additional monthly rent for pets.  I bet you could find a price where you'd tolerate a tenant having a pet (+20%).

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  • Elizabeth Colegrove
    Hanford, CA · Member since 2013 · 5k+ posts · 1k+ votes
    11y

    I personally allow pets and have had a fantastic experience so far! I am able to charge at the higher end of the market because I have more demand. I also charge either a $50 a month per fee no refundable or one months pet deposit refundable. 

    As for your question I would just but addendum that say they are grandfathered in but from there on you will not be allowing an new animals to be added to the lease.

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  • Account Closed
    OP
    Investor · Jensen Beach, FL · Member since 2014 · 132 posts · 33 votes
    11y

    @James Wise  it depends on the tenant. It's very likely I could want them both to go, especially if they're the type to not follow pet policy rules. My other building has had no issues, other than one "companion animal that was needed." We told the tenant he's more than welcome to have a companion animal, as long as it's not a cat since that would place an undue burden on us (my husband manages the properties, does maintenance, etc. and he's highly allergic). 

    @Joel Owens  Thanks! I understand your concern. I did state that we were grandfathering in the existing pets, just am unsure on how to document that on the new lease. New leases with new tenants will have a no-pets clause.

    @Elizabeth Colegrove  I've heard similar success stories! I would like to be able to allow dogs... just have to get my husband on board. Since he does all the work, he's really concerned about repairing damages caused by pets.

    @Raj Gandhi  Thanks, and that's a great point... everything in life is negotiable. +20% in rent might be worth it.

    Thanks everyone!

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  • Elizabeth Colegrove
    Hanford, CA · Member since 2013 · 5k+ posts · 1k+ votes
    11y

    Rebecca- I run 9 rentals. I personally have not had any issues to date regarding pets. We have a 14 page lease, are xo's offered pretty strict landlords and require skin in the game. We also screen the tenants. Just a different perspective

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