Dog question

[Alicia Hensley]

I was wondering if we could require people to show proof of vaccinations, references from previous landlords and/or kennels, and a AKC Canine Good Citizen Certificate with their dogs? I'm not worried about the breed themselves (I'm a pit bull owner), but I don't want a dog biting one of the kids in the neighborhood and being sued (I feel like if they're responsible enough to have the requirements, they're responsible enough to watch their dogs around kids) Also, can I put in the rental agreement that they have to pay for any damages, including any injuries from the dog and carry additional insurance?

[Rob Young]

Alicia,

I make it a policy to personally meet and approve any and all dogs a tenant wants to have in the property. If I have any reservations about the dog, no matter what breed, the dog cannot live in the property. If I discover a dog living in the property who has not been previously approved, it is a violation of the lease agreement and may result in termination of the lease agreement. (I spell all this out in my application and agreement, so it will not be a surprise to a tenant.) 

As a landlord, when it comes to dogs I want to protect the neighbors, my property, and myself. I have a list of breeds that cannot live in my properties. The list includes pit bulls and other dogs who are considered high risk breeds. This is not just my personal policy; it relates to what my insurance carrier deems high risk. 

I appreciate that you own a pit bull and personally like them. This is a business decision, though. If you allow a breed that is considered dangerous or aggressive to live in your property, and if that dog hurts someone, are you putting yourself and your assets at risk? I think you are. I would err on the side of caution to ensure that you protect the neighbors and yourself. 

I think you are right to try to protect yourself financially from the damage a dog may cause, regardless of breed. If a tenant wants to have a dog in the property, I charge a higher deposit and a higher rent. 

You may want to check with your insurance carrier to see if they have a policy regarding pets in your property. At a minimum, I would follow their guidelines.