So many ESO applications, should I just allow pets?

Question

It seems about 90% of my inquiries on a rental include a “ I have one or more ESO’s”. It used to be a trickle here and there, but now it’s just about everyone. It’s more the college age crowd where everyone has an ESO.

It’s gotten so bad—- I have 1 property where I allow pets and do not charge any pet fees, but still the tenants lay it on thick with their cats being ESO’s and this and that hoping I will not try to charge them more when the lease comes back up for renewal.

This seems to be the new normal. Would I save myself a bunch of texts and aggravation if I allow pets within reason and just charge higher rent to avoid people trying to get out of pet deposits and such? I did have a property destroyed by a dog ($8000 in damages) once so that’s why I’ve been spending a lot of effort to try to deter the fakes, but it’s getting tiresome.

Anyone have a strategy with just allowing pets with a few exceptions and charging more rent on the front end?

Thomas S. · Answer

@Jason DiClemente

"Not everyone is as disciplined as you"

Based on the responses on threads like this the vast majority of landlords are not disciplined. Very scary that they view screening as a fluid process when it should be black and white. The uncertainty over service and emotional animals is a perfect example.    I believe most landlords are actually intimidated by the screening process, uncomfortable having to rejecting applicants and relieved to get the job done as quickly as possible. Vacancies freak them out. I have never regretted rejecting an applicant.

I believe most landlords are actually intimidated by the screening process, uncomfortable having to rejecting applicants and relieved to get the job done as quickly as possible. Vacancies freak them out.

I have never regretted rejecting an applicant.

Jason D. · Answer

@Thomas S. The problem with "no animals" is that service dogs are not "animals" in the eye of the law. They are medical equipment, such as a wheelchair. The minute you deny a tenant, and they claim that you denied them because of their service animal, you now have to show your screening criteria to the judge and it has to give all tenants equal treatment, or it will he considered discriminatory.

It's not about being lazy, it's about following the law.

Colleen F. · Answer

Where I allow pets I  post that it is on a case by case basis and we need to meet the pet.  This is particular for dogs where you can judge their demeanor. The dog who bit me was about 10 lbs so I don't like weight limits.  You can also ask for documented prescription from a provider they have seen in the last 6 months for ESAs.

Jay Hinrichs · Answer

I am not sure it works this way in the US..  IE if your legally blind and have a guide dog etc.

when i had rentals and i am the person Tomas describes IE burnt out not worth it hate it   landlord LOL.. but i would say no dog over 30 lbs and would charge 500 dollar non refundable pet fee.. that would weed them out you may want to go to 1000.00  that way your not saying no dog but make it monetarily worth your while.  And for sure have your list of dogs your insurance wont cover and exclude those.

Bryan O. · Answer

@Scott Lewis I allow pets and charge a half-refundable fee when they move in. If you don't, then you'll end up having someone with an ESA that never told you in advance, then all your no-pet tenants will be upset that they can't have a pet, which makes them pay $50 to get their ESA, etc. I short circuit that madness just by allowing them and charging a little more. If their pet sucks, I charge them for damages while they still live there (you must do occasional inspections). This has them either shape up as owners or find somewhere else.

Thomas S. · Answer

If you are a worn out landlord just give in and accept the associated risks of having pets. Allowing any pets is always a crap shoot. Chances are that you will probably decide to get out of the business once the hassles are too much.

The most irritating part is that all your applicants are lying. Since I also have a no animal policy I throw all those applications in the garbage. My opinion has always been that no one is special in life. If it says no animals don't apply, service animal, emotional support whatever, you are not special and should respect a owners wishes...….no animals.

Scott Lewis · Answer

@Bryan O. Good point. My “no pets” duplex is a street over from my pet friendly rentals, so I’ve been able to get by so far. Eventually I’m going to have an ESA like you mention on one unit then the others are going to be made as I’ve told them no animals.

Nathan Lombard · Answer

Consider allowing pets and raising the monthly rent amount. That way even if you can't legally collect a deposit, you will still have a little extra to go towards pet related damages.

Jason D. · Answer

@Thomas S. Not everyone is as disciplined as you.... I fully believe that you will never have that problem, because I follow your comments and understand they type of landlord you are. Most people tend to be a little looser and dont think ahead and modify criteria to deny tenants, and that is where the problem lies.

Thomas S. · Answer

@Jason DiClemente

"you now have to show your screening criteria"

Exactly and that is how you eliminate all applicants with animals. There is always going to be a more qualified applicant as long as you are patient. Surprisingly many with service or emotional animals do not have stellar credit scores. Landlords that place no importance on using credit scores are missing out on a opportunity to protect themselves when rejection "special" applicants.

So many ESO applications, should I just allow pets?

Most Popular Reply