Pets? What is the big deal? Are we missing opportunities with pet restrictions?

[Victoria Winters]

It seems that everyone has an opinion about whether to rent to people with pets.   How effective is it to require additional monthly rent for a pet?  Can anyone tell me if charging a pet deposit or additional monthly rent for a pet prevents damage?  Had anyone encountered a situation where the renter acted more responsibly with their pet because they paid extra rent for the pet?  Please help!  Thanks.

[Bill S.]

@Julie Greene My pet screening...

On my pet application

1) I require 3 previous landlords, current, prior, and previous.

2) I require 3 additional pet references.

3) I require a vet contact. 

I request pet records from the vet and a picture of the pet. This prevents Feefee the 50 lbs "shelter mutt" from becoming the 100 lb pitbull when Feefee "runs off."

With screening the pets. All landlords are questioned 1st about the number and kinds of pets. If the landlord says they don't have pets then that's a pass right off the bat. The only exception of course would be if they for some reason didn't have the pet at that location. I ask the landlord to rate them as a pet owner on a scale of 1-10. 1 being someone that totally neglects the pet and 10 being the dog or cat whisper. I ask about complaints against the animals and aggressive behavior toward other animals, children or adults. I ask about damage to the property as well. I ask the pet references the same thing. I also ask the pet references how they know the pet. The last question I always ask is, "If you had a place to rent would you have any reservations to renting to _________". When asking questions be a good listener. Since people can't see you nod over the phone add in "uh huh" when there is a slight pause and then wait to see if they add more. A huge red flag is if references/friends are not 100% gushy about the pet. Also if the application is not complete with only one pet reference. I find it very hard to approve someone that can't find at least 2 people to vouch for them as pet owners.  I verify with the Vet the breed of the dog and the age of the dog.

No pets under 1 year of age. No more than 3 pets and no more than 2 of either dogs or cats. It's my experience that when people own more than two of one kind they lack boundaries and the lack of boundaries will lead to damage to my property. More than two of one kind becomes a pack and the owner really doesn't care for the animals and they are often left to their own devices. The way my fees are structured, and the fees are outlined in my ad, so it really discourages those type of applicants.

Only dogs or cats. Birds can cause incredible damage. They poop everywhere and some chew on wood trim. Fish tanks leak. Snakes, do I really need to say anything. 

Any aggressive behavior from dogs is a no go. Watch out for people describing the animal as "protective"

Spayed and neutered only. I preferred declawed cats but do not require it. Cats can shred the trim sharpening their claws.

I like pets because they give me a chance to learn more about the applicant.

If you are really cautious and have lots of time, make a surprise visit to their current address to get that last piece of paperwork or to verify their ID. What you see and smell there is what your place will look like after they live there for a while.

The amount you collect in pet depends on the number of units you have. I collected about $6K in pet fees or rent in the last 12 months. I have about 20 units and had a fair amount of turnover (lots of pet registration fees). In over 12 years have yet to have pet damage in excess of the 1 month security deposit I collect.

This LA Times article says that More than 70% of apartment renters own pets, survey finds Think of chopping your list of potential applicants by 70% and you can see that not taking pets would impact your vacancy rate.

The other side is that if you don't take them then tenants will sneak them in and you still get the damage on top of missing the financial windfall.

BTW I love landlords that refuse to take pets. They leave more tenants for me.

PS if you think my fees and pet rent is too steep, check out your local big box apartment complexes. My tenants moving from there never bat an eye at my fees. From what I've heard it's about $500 per pet to register them and $40 per month in additional rent with the big boys.