Kansas City, MO · Member since 2013 · 131 posts · 64 votes
Curious to the group’s ideas and procedures about renting to tenants with pit bulls. We have a vacancy and some prospective tenants applied but have pit bulls. I’m curious how others handle this, and if they rent but insist on evidence of renter’s insurance, etc.
I look at it this way. While I'm aware that Pit Bulls (and Rottweilers and Dobermans and other restricted breeds) can be and usually are very sweet dogs and good pets. Insurance companies spend a lot of time, money, and research on their actuary tables. They do not care about a breed's "reputation". They care about "which breed(s) cost us the most money in claims".
So, when insurance companies restrict those breeds, I listen.
Even in California the landlord is required to make reasonable accommodations and allow the tenant to make modifications at their own expense as long as the restoration back to the original construction will not be an unreasonable expense to the landlord.
Ripping out a second floor ramp or elevator will definitely fall into the unreasonable expense to a landlord.
Pit bulls are no more aggressive than many other breeds . All depends on how owner has trained them .
I know , I have 2 rescued ones and the baby takes food from their mouth .
There are regular cases of pit bull killing owners and small children. The owners always say the same thing, it was a kind dog that was great around children, never showed ANY aggressive tendencies. They just snap without warning and you can't stop it from happening. The difference between pit bull and some other breeds is their strength. All dogs are wild and can bite when they feel provoked, but only certain breeds have the strength to kill. There is also certain breeds that are just more aggressive.
Facts are facts, pit bull are the most dangerous breed of dog. The below chart shows deaths caused by dogs from 2005 to 2017 by breed. On average pit bull kill two people a month:
Keep in mind that pit bull are a minority breed, which makes this even worse. This is just deaths. It doesn't include debilitating attacks that leave people with long term injuries. Or when they attack and kill a smaller breed dog.
You could also make it mandatory that the tenant carry a renter’s policy with no breed exclusion and name you as an “additional insured”. By being named as additional insured you get coverage along with them and you would get notice on any policy cancellation. We’ve done this in the past and the cost to the renter was something like $150 a year with $100,000 in coverage. Make sure any tenant insurance policy does not have a breed exclusion or pet liability “sub limit”.
Just ran into this problem, had a tenant interested in the apartment with a "American Bulldog", she met the 3x the rent rule with verified income. But these are considered a "Bully" breed, and would cause issues with the insurance company. My own insurance policy is about $500 more a year because I own an American Bully breed. So I denied her application.
Amazing dogs, loyal and protective of their owners, but with that comes a lot of barking and scared neighbors. My own dog jumped a 6' fence I put in, and terrorized the neighbors chickens. They weren't too happy about that, a few ruffled feathers and some early eggs...
Completely agree with @Michael Jones, aggressive breeds will cause your insurance rates to increase dramatically. Even if the dog is a service or emotional support animal, the reasonable accommodation clause in the ADA allows you to deny applicants if your insurance will not cover the breed (even in California!).
If you do decide not to rent to owners of pit bulls (or poodles, or motorcycles, or anything else that isn't a protected class) then just make sure to clearly document that restriction and communicate it to all prospective tenants so that its clear that you are treating everyone equally.
You could also make it mandatory that the tenant carry a renter’s policy with no breed exclusion and name you as an “additional insured”. By being named as additional insured you get coverage along with them and you would get notice on any policy cancellation. We’ve done this in the past and the cost to the renter was something like $150 a year with $100,000 in coverage. Make sure any tenant insurance policy does not have a breed exclusion or pet liability “sub limit”.
Do you think $100,000 would cover you in a wrongful death lawsuit? Does your standard policy have any breed restrictions, or do they allow this proof of renter insurance to waive that portion of their policy?
The reason I ask is I can easily see a payout on a wrongful death lawsuit exceeding $100,000. It just seems like $100,000 isn't much. I have seen payouts well over that for automobile injuries. I can't imagine what would be awarded if a dog mauled someone to death.
You could also make it mandatory that the tenant carry a renter’s policy with no breed exclusion and name you as an “additional insured”. By being named as additional insured you get coverage along with them and you would get notice on any policy cancellation. We’ve done this in the past and the cost to the renter was something like $150 a year with $100,000 in coverage. Make sure any tenant insurance policy does not have a breed exclusion or pet liability “sub limit”.
Do you think $100,000 would cover you in a wrongful death lawsuit? Does your standard policy have any breed restrictions, or do they allow this proof of renter insurance to waive that portion of their policy?
The reason I ask is I can easily see a payout on a wrongful death lawsuit exceeding $100,000. It just seems like $100,000 isn't much. I have seen payouts well over that for automobile injuries. I can't imagine what would be awarded if a dog mauled someone to death.
I actually agree with you and don’t believe these animals have a proper place in domestic homes. We do not rent to bully breeds. I’m just providing options for discussion.
You could also make it mandatory that the tenant carry a renter’s policy with no breed exclusion and name you as an “additional insured”. By being named as additional insured you get coverage along with them and you would get notice on any policy cancellation. We’ve done this in the past and the cost to the renter was something like $150 a year with $100,000 in coverage. Make sure any tenant insurance policy does not have a breed exclusion or pet liability “sub limit”.
Do you think $100,000 would cover you in a wrongful death lawsuit? Does your standard policy have any breed restrictions, or do they allow this proof of renter insurance to waive that portion of their policy?
The reason I ask is I can easily see a payout on a wrongful death lawsuit exceeding $100,000. It just seems like $100,000 isn't much. I have seen payouts well over that for automobile injuries. I can't imagine what would be awarded if a dog mauled someone to death.
I actually agree with you and don’t believe these animals have a proper place in domestic homes. We do not rent to bully breeds. I’m just providing options for discussion.
Understand and for most any breed or expected damage, $100K is probably fine. One really good point you made is to make sure renter insurance names the landlord. That way you get notified if they drop coverage. It also means any insurance claim payout check is addressed to both the landlord and the tenant. That prevents a tenant from running off with money that was meant for the landlord.
If you find an insurance company that will cover pit bulls, please PM me because I searched hard, and not a single one will rent to a landlord. I'm guessing the people who allow it don't have any insurance, or don't care.
I do not rent to any pit bulls/mixes, akitas, rotweilers per my insurance. The thing about pit bulls, is they are high energy-- they need a lot of exercise,.. I'm sure they're wonderful dogs, but they need strong leaders-- ---do you think renters understand this? nope... also... people "baby" their dogs, and hence they (and all dogs) learn that they are the alphas, and rule the house... all are recipes for disasters.. I'd rather have a tiny dog think it's the leader than a dog that can do a lot more damage.
Also, true story.. my friend was visiting her friend, in an B apartment (they're both paralegals, college educated), and playing with her pit bull.. the girl takes great care, babies this pit bull--- my friend has EXTENSIVE experience with animals, has horses, dogs, cats... and her friend's pit bull when rough housing with my friend, bit her face, took a whole chunk of her cheek off.. literately-- she had to get like 90 stitches, $40K in surgery and is suing her friend now, and the landlord.. you think that would have happened with a small dog? 100% not worth the risk. It's capacity IMO.
Owner: "Oh, he doesn't bite." then later on... "Wow! He never did that before!"
I used to allow pets in my rentals. No more! No matter what the owner says, most pets cause some type of damage that the owner doesn't want to accept responsibility for or pay for.
Chewed up woodwork. Stains on the carpet. Poop on the floor. Pet hair in the air return. Pet in the air return. Odors! Constant noise. Fish tank broke. Scratches on hardwood floor. Permanent urine stains. Totally wrecked yard. Tenant's complaints. Neighbor's complaints. Lawsuits. Insurance claims. Liability.
Why go through the hassles, repair costs, and clean up? I stick with a 'no pets' policy!