Pets & Required Renter's Policy

[Susan H.]

In the “you might have similar questions” category: Since my tenants of 3+ years are moving out this summer, I checked with my insurance agent to clarify the rules/restrictions about dogs in rentals. My agent (with Allstate) says their policies exclude any dog with a known bite history, but no specific breed restrictions.

The agent strongly encouraged me to require tenants to carry their own renter’s policy that includes a minimum $200,000 liability. (The property is in Fayetteville, Arkansas; recommended amounts may vary by location.) I checked my current lease and realized I need to edit for more specific (blunt) language to stipulate they must carry renter’s insurance with liability.

And to ensure the policy stays in effect, the agent suggests that I require the tenant to list me as an "additional interested party". With this designation, you will receive documents related to the status of the policy and it's renewal directly from the insurance company. I didn't know this when I rented the SFH to my current (and first) tenants.

Now to my own questions: can I require tenants to have such a policy from day 1 of the lease? Is that even possible, or will they need a signed lease to get the policy? If so, do you suggest they sign before the start date, or should I give them xx days to get the policy? I’m reluctant to accept a tenant with dogs without that policy, but it’s quite possible I’m worrying for no good reason.

I expect everyone on BP to be more experienced than I, so opinions please!

~Susan