People who rent to pets! Advise please and thank you!

General Landlording & Rental Properties
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People who rent to pets! Advise please and thank you!

Michael Wegner
Saint Louis, MO · Member since 2020 · 40 posts · 14 votes


Hi Everyone,

So after countless hours of listening to podcasts, surfing these forums learning from you all, and reading tons of articles/books I am super pumped to finally be closing on my first property in about a week (house hacking a 4plex)!

I have done my research and have heard countless arguments re the pros/cons regarding renting to pets and I am about 99% sure I am team PETS!! I am fairly set in stone as far as being willing to risk damages in order to increase my potential tenant pool and my rent potential. I do plan to charge an up front pet fee and then to also charge monthly pet rent per pet to hopefully offset some of the inevitable damages :D

My biggest worries pertain to the personal liability component (Tenant A's dog bites Tenant B, the mailman gets bit by Tenant B's Cat, etc) and I want to make sure I am doing my best to protect myself. I am hoping to get advice pertaining to the verbiage you use in your pet addendum/leasing agreements and am also interested in any other precautionary measures you may take in order to limit your liability.

I will be not allowing certain "dangerous" breeds (per my insurance) but again I want to make sure I am wording this correctly to ensure I don't get sued for "discrimination". Any other advice/tips etc. pertaining to renting to pet owners are greatly appreciated!

Thanks in advance for taking the time to read my huge wall of text and for helping the new guy out. Once again, I appreciate it!

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Jonathan W.
Los Angeles, CA · Member since 2019 · 512 posts · 301 votes
6y

@Michael Wegner when you document the condition of the place, use a black light so you can mark any previous damage compared with any new damage that might light up from urine stains.

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  • Scott Mac
    Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
    6y

    Hi Michael,

    There are no "Pit Cats" only "Pet Cats".

    Cat bury their "business" in a litter box or outdoors.

    Cats don't bark all day while the owner is away at work.

    Cats seem to make decent tenants.

    Just my 2 cents.

    2Reply
  • Michael Wegner
    OP
    Saint Louis, MO · Member since 2020 · 40 posts · 14 votes
    6y

    @Scott Mac Thanks for the advice man. I appreciate it! 

    1Reply
  • Alex Olson
    Real Estate Broker · Kansas City Metro · Member since 2015 · 2k+ posts · 1k+ votes
    6y

    @Michael Wegner make any tenants who are having pets pay a hefty deposit and make sure they get renters insurance.

    2Reply
  • Martin NealPro Member
    Rental Property Investor · Chicago, IL · Member since 2017 · 293 posts · 383 votes
    6y

    @Michael Wegner pets are a good option. I typically like to meet he pet to ensure they are not aggressive and I typically will view there living conditions to make sure my property isn’t going to become their poop pads. You’re on the right track with the insurance as well.

    1Reply
  • John Teachout
    Rental Property Investor · Concord, GA · Member since 2015 · 3k+ posts · 3k+ votes
    6y

    We allow dogs but never cats. We used to have a "no pets" policy but it seemed like that the tenants that "had no pets" somehow always wound up with pets. Another issue is with the ESA allowances, someone will just get qualified for one of those and bring in the critter anyway. We charge a pet fee plus additional pet rent (as a deterrent) but if people are willing to pay it, they bring their dog(s). We do have breed restrictions but no dogs are pit bulls. We state that if it is a pit bull, is mixed with a pit bull or "looks" like a pit bull, it's not allowed.

    1Reply
  • Jonathan W.
    Los Angeles, CA · Member since 2019 · 512 posts · 301 votes
    6y

    @Michael Wegner when you document the condition of the place, use a black light so you can mark any previous damage compared with any new damage that might light up from urine stains.

    3Reply
  • Kenneth GarrettPro Member
    Investor · Florida Panhandle/Illinois · Member since 2016 · 4k+ posts · 3k+ votes
    6y

    @Michael Wegner

    Pet fee $250 per pet plus $35 per month per pet.  I agree with @Alex Olson make sure they have renters insurance with a pet rider.  

    0Reply
  • Michael Wegner
    OP
    Saint Louis, MO · Member since 2020 · 40 posts · 14 votes
    6y

    @Alex Olson Thanks for the reply brother! How much do you recommend on the front end for a one time fee? I have seen everything from $100 to $500 per pet here in STL. 

    0Reply
  • Michael Wegner
    OP
    Saint Louis, MO · Member since 2020 · 40 posts · 14 votes
    6y

    @Martin Neal I just had someone message me, "MAKE SURE TO CONDUCT PET INTERVIEWS, MAKE SURE TO CONDUCT PET INTERVIEWS, MAKE SURE TO CONDUCT PET INTERVIEWS" haha. 

    I also like the note on going to check out where they live too, that is definitely a great little nugget. Thanks! 

    1Reply
  • Michael Wegner
    OP
    Saint Louis, MO · Member since 2020 · 40 posts · 14 votes
    6y

    @John Teachout Thanks! Have you noticed an increase in tenant pool / decrease in vacancy since switching over? How much do you charge per month in pet rent? 

    0Reply
  • Michael Wegner
    OP
    Saint Louis, MO · Member since 2020 · 40 posts · 14 votes
    6y

    @Jonathan W. Nice! that is a great idea - never would of thought of that lol, appreciate it!

    0Reply
  • Greg M.
    Rental Property Investor · Los Angeles, CA · Member since 2017 · 2k+ posts · 5k+ votes
    6y

    Don't charge pet rent. Don't charge a bigger deposit. Don't require extra things like renters insurance from those that have pets. Renters aren't stupid. They will find a way around it. They will suddenly have an ESA and you can't charge more rent, ask for a bigger deposit, or require extras.

    Open your place to pets. Set the rent higher for everyone. Set the deposit higher for everyone. Require renters insurance for everyone. By allowing pets you've doubled your renters pool. You'll get someone willing to pay more. 

    1Reply
  • Michael Wegner
    OP
    Saint Louis, MO · Member since 2020 · 40 posts · 14 votes
    6y

    @Kenneth Garrett Nice! That's what I was thinking regarding the upfront fee, $250 per pet seems pretty reasonable to cover any potential losses on the back end and I was thinking $25/mo per pet too but I honestly think people would pay $50 per pet. I have seen $25, $35, $50, even $75/100 (for larger dogs). 

    0Reply
  • Michael Wegner
    OP
    Saint Louis, MO · Member since 2020 · 40 posts · 14 votes
    6y

    @Greg M. interesting approach! 

    0Reply
  • John Teachout
    Rental Property Investor · Concord, GA · Member since 2015 · 3k+ posts · 3k+ votes
    6y
    Originally posted by @Michael Wegner:

    @John Teachout Thanks! Have you noticed an increase in tenant pool / decrease in vacancy since switching over? How much do you charge per month in pet rent? 

    We still sometimes get tenants without pets. We charge $200 non refundable fee and $20 per dog per month. (the fee isn't dependent on how many pets they have). Since we have SFR, I think many people want animals. If we felt we could keep pets off our properties, we would but just found it easier to allow them with strings than to try to prohibit them.

    1Reply
  • Kelsey T.
    Member since 2018 · 59 posts · 22 votes
    6y

    We allow pets in both our rentals and haven't had any issues thus far. I am a veterinarian and I lived in one of the houses during vet school and when I moved out I turned it into a rental. I have rented it exclusively to vet students for the past four years, which means I pretty much have to allow pets. What I get in return is an applicant pool of professional students who are responsible and have a reliable source of money for rent (in the form of student loans.) We are considering an increased deposit and monthly rent increase for each pet, but haven't yet. 

    Good information in this thread so far, thanks guys!

    1Reply
  • Chip Carmack
    Real Estate Agent · Member since 2020 · 4 posts · 9 votes
    6y

    I would venture to say that having a vet school nearby might gain you a better "class" of pet owners than available to the average landlord. That being said, most responsible pet owners (who truly love their pets), will understand and pay pet deposit. After all, they are a part of the family :) Too bad we can't charge "toddler deposit". When my son was 2-4, he caused WAY more damage than our little dogs ever did. Good thing for parents that kids can't be excluded (haha)

    2Reply
  • Michael King
    Rental Property Investor · Navarre, FL · Member since 2019 · 913 posts · 640 votes
    6y

    @Michael Wegner Congrats on your 4 plex and welcome to BP! I'm very curious in your deal; how you came about it, where it is, price etc. I just bought one in Maplewood in January so very excited for you too!

    As for your question, in a 4 plex, dogs bark. Cats are quiet. Since you're going to house hack, you may appreciate the sound of cats more so (until they're up fighting at midnight outside your window). Several of my tenants have asked me about pets and they have the okay to get a cat or two, so long as they pay the $300 pet deposit. I also like the idea of $35 a month extra rent. 

    0Reply
  • Derek Hamilton
    New York, NY · Member since 2020 · 54 posts · 14 votes
    6y

    @Michael Wegner we found a tenant who we sent to him our property manager. I don’t mind the dog because it’s a service dog. Probably the only situation I do it under. I don’t plan on charging her extra but the PM may feel it’s a good idea. Right now they’re in the application faze but I told her when she called that I want to rent to her.

    0Reply
  • Adam TafelBusiness Member
    Real Estate Agent · St. Paul, MN · Member since 2017 · 592 posts · 402 votes
    6y

    I am on team “dogs-ok, no cats”. SF so I don’t worry about other tenants, and covered by homeowners and umbrella policies. Allowing dogs puts my properties in high demand and allows me to charge more. Most landlords in my market allow cats, so I just don’t see any competitive advantage. Cat allergies are generally more common/severe, and the urine can ruin a place.

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    3Reply
  • John Patterson
    Contractor · Canton, GA · Member since 2015 · 111 posts · 81 votes
    6y

    @Adam Tafel

    Well, I’m on team gold fish. Quiet , yet still fills the decorum. Cleanup at the local kitchen sink or (worse case) toilet.

    Many will eat out of your hands.

    Only restriction , must be kept in under a 30 gal tank.

    0Reply
  • Michael Wegner
    OP
    Saint Louis, MO · Member since 2020 · 40 posts · 14 votes
    6y

    @Kelsey T. that sounds like a great situation to be in, I would definitely start to monetize it sooner than later. Good luck with the rest of your pet-filled renting endeavors and thanks for the advice!

    0Reply
  • Michael Wegner
    OP
    Saint Louis, MO · Member since 2020 · 40 posts · 14 votes
    6y

    @Adam Tafel thanks for the advice man! I have definitely considered joining that team. I love dogs way too much so I have never considered going the only cats route - However I have heard a lot of great arguments from that side as well! 

    0Reply
  • Michael Wegner
    OP
    Saint Louis, MO · Member since 2020 · 40 posts · 14 votes
    6y

    @Michael King Thanks man I appreciate it! I found this one right before it hit the MLS via an agent and was able to get it under contract, its located in the GATE area right by SLU hospital, North of 44 and south of 40, very close to Terry Park. Maplewood is a great area - message/let me know if you'd like to grab coffee on me sometime, i'd like to hear more about your 4plex and your experience thus far.

    0Reply
  • Michael Wegner
    OP
    Saint Louis, MO · Member since 2020 · 40 posts · 14 votes
    6y
    Originally posted by @John Patterson:

    @Adam Tafel

    Well, I’m on team gold fish. Quiet , yet still fills the decorum. Cleanup at the local kitchen sink or (worse case) toilet.

    Many will eat out of your hands.

    Only restriction , must be kept in under a 30 gal tank.

    I am actually a huge fish fan. I have recently scaled back my fish keeping life in order to save money and to save time (proper maintenance, especially when you are aquascaping takes up quite a bit of time!) --> Dogs are the absolute best and I would literally probably have 5 if I could but I got so many things going on and am always on the move, I can't even imagine having one /taking the proper time to care for one right now. Hopefully someday though, still got the parents pups at least :D 

    0Reply
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