Renting to Pitbull Owners

[Amy Forst]

I have a rental property with tenants who are pitbull owners.  I've been around the dog a few times and never had any issues.  They have a toddler and the dog stays inside and say there has never been an issue with the dog.  My husband and I recently got an umbrella liability policy.  Our agent came to the house to get pictures of the rental property.  Knocked on the door of the rental to let them know she was there, the dog was inside and started barking (which I know is common with dogs, doesn't mean they'll do anything).  Tenant opened the door, held onto the dog by the collar (but I guess it continued barking) and she became scared.  She also told us that our insurance carrier would not cover that dog. 

We would like to keep the tenants because they're good tenants, pay on time, keep the place clean, etc.  The dog has wandered up to our house multiple times and it never showed aggression.  But after this incident we informed the tenant the dog had to be secured at all times.  No more wandering around.  It is either inside with them, on a leash, or on a cable.  Thus far we haven't had any issues.

So here is my question...if we do the following, do you all feel that we would covered for liability purposes if we write up a document stating the following?

1) Have them get a liability policy with the landlord as additional insured and proof of coverage, and proof that the dog is covered.  I'm thinking maybe a $500k policy.

2) A document stating that the dog has never shown aggression and if either the landlord or tenant sees signs of aggression, the dog will have to be removed from the property immediately or lease terminated immediately.

3) Post a Beware of Dog sign outside the home.

4) I need to figure out how to word this...but they need to secure the dog in a separate room before answering the door for visitors.

5) The tenant is responsible for securing the dog by whatever means necessary.  Furthermore the dog will never be outside the home in a situation where it is unsecured or unsupervised.

I can't think of anything else.  What do you guys think?  Sorry this is so long.  I'm a worrier.