Security Deposit for 20 lb dog?

Question

New tenant is looking to a get a fully grown dog (20 lb) in a couple months - the space has new floors. With a new dog you can't really tell how well behaved he'll be or if he'll act up.

How much extra security deposit would you charge for this? What would you communicate to tenant?

Patricia Steiner · Answer

Pet-friendly rentals in my market command the highest rent. I can't think of a rental that I have or my clients that doesn't have a dog in it. Having said that, we require the following:1. Non-refundable pet deposit normally $150 to $250.2. All vet records as well as a "demeanor/behavioral" assessment by the vet.3. County Licensing Record4. Photo of Pet5. Renter's Insurance with Landlord as Additionally Insured to include pet coverage.6. Pet Addendum to contract that includes that the pet must be on leash at all time when outside the unit.Don't be fooled by a pet's size; I'm a dog parent to a Lab who think she owns the world. She's never harmed anything whereas a tenant's "foo-foo purse dog" ate the drywall in one of our units. Know that the non-refundable pet deposit is actually a deep cleaning fee at termination and that the tenant's security deposit can be offset for any damage. It's important to do quarterly inspections - pet or no pet - and insist that any and all damages are repaired at that time.And, you can always tell the tenant no. New floors, new tenant...no might make sense.

Anna Sagatelova · Answer

I recommend going through petscreening.com to evaluate your risk factor for that dog and setting your fees accordingly. Furthermore, I don't recommend deposits; there is no deposit that's reasonable enough for them to pay that will actually cover the cost of damage, should it occur. Instead, charge a pet onboarding fee (one time fee, per pet, nonrefundable) and a monthly pet rent (monthly fee, per pet, nonrefundable). All occupants and pets contribute to wear and tear on a property, even if no real damage occurs, so the fee structure is more fair and makes more sense than some nominal deposit that you'd have to refund if you can't prove damage anyway.

Patricia Steiner · Answer

@John CollinsVets are attesting to temperament of the dog - not to that of the crazy owner. Anyone who doesn't take their dog out to relieve itself is committing animal abuse. Anyone who thinks it's acceptable to live like that is nuts. And, if ever there was reason to do quarterly inspections, that would be it. Sorry to hear you had that experience. Unfortunately for all of us, crazy-stupid people don't come with labels across their foreheads. Life would be so much easier...

John Mocker · Answer

John, Find out the Breed of the dog (letter from the Vet is best). Then check with you agent to see if that breed is a problem for your Insurance Carrier. If so, find out if they can get you coverage with a different company and if so, how much more will you pay. You need to include that additional cost in the pet fee.

Anthony Wick · Answer

@John CollinsI believe these charges are area specific. How much are other landlords charging? We require that we meet the animal, and then charge $150 non-refundable fee, and we raise the rent $50 per month. Of note; that is not pet rent. That is rent increasing $50 per month, and allowing them to have 1 animal.

Mike McCarthy · Answer

I make my pet decisions based on the property, not the tenant. A larger property with a back yard, I allow pets, with a $35/mo pet fee. Another multi-unit property is smaller with no yard, and no pets allowed. When a tenant asks, the answer is always no. Dogs can scratch wood floors easily. Cats pee and make smells. Puppies go through housetraining and make their own messes. Regardless, it's rarely the pet's fault... it's how the tenant cleans up (or doesn't) and takes care of the pet.You can do a pet fee (up front and/or monthly) as well as a pet deposit. Though most would not recommend a pet deposit as it implies that it can only be used for pet-related damage. You could alternatively increase the security deposit. It's not an easy yes/no... but for new tenant, I'd probably say no. If they wanted a pet, they should have found a pet-friendly apartment!

Account Closed · Answer

What are the laws where the property is? What is the max you can charge under those laws? What is the competition charging? What is the max you can get away with charging? Only you can make that decision, under those laws and your market.

Tony Merchan · Answer

@John Collins I’ll ask for updates on shots , picture of the dog etc , also I’ll charge of fee of $250 for a pet .

John Collins · Answer

This is located in a city area where you aren't going to see golden retrievers , labs or real dogs. Any pet I've seen in the apartment has been one of those toy dogs, 10-12 pound maltipoo's. It looks like I'm going with a $200 pet fee non refundable and $50/month in rent. If he has issue with that I have other tenants who have put in an app so not really into negotiating on this one. @Patricia Steiner - In one of my homes, I had a tenant who came in with a "perfectly behaved" large dog and letters from a vet showing great behavior. Unfortunately, he used the entire carpet as his personal bathroom, had the tenant complaining to me about mold smells giving her allergies (nope - $600 worth of testing proved that), and drenched the entire subfloor in a terrible smell. I have no idea how they lived there, in a nice property nonetheless. After removing the carpet and engineered wood we saw stains all over the subfloor that had to be treated with enzymes, then vinegar, then bleach. Vets can say whatever they want to, it doesn't mean much if the owners don't understand pets!

John Collins · Answer

@Mike McCarthy@Patricia Steiner@Anthony Wick@John Mocker@Anna Sagatelova@Adam MartinThank you for the advice on a supposedly small issue that leads to big problems if I don't address them initially .. or atleast think them through.