Preventative measures for pets

[Jacob A.]

I'm a Landlord who allows tenants to keep pets, although my patience is slowly wearing thin due to the odors they leave behind. I'm wondering if anyone has suggestions as to ways to limit pet odors/damage. An an example I am considering only installing vinyl tiles when it comes time to replace carpets as it is easier to clean (does urine flow through the joints in the tile?)

Wondering what people think of employing a service in which someone visits the rental property once a quarter with a UV flashlight and some pet urine odor destroying enzyme. Look for all spots where there is urine and spray this enzyme (Anti icky poo or Nature's Miracle). Are there such services and how much would something like this cost? Would the enzyme destroy the mark where urine fell, so that one does not need to spray the same place again?

Any other preventative measures preferably that can be done remotely or through others at tenant's expense?

[Nathan Gesner]

First, you can install a floor that doesn't absorb odors and is easy to clean. Tile would be good, but it's cold and hard and doesn't always look good. Luxury Vinyl Plank is a popular option, but keep in mind urine could get into the cracks and under the flooring, so it's not a perfect solution.

Second, you need to screen the tenants and animals better. Yes, it's common for animals to have accidents. It's not common for animals to have accidents all the time! I manage 400 rentals and the vast majority of pet odors come from lower-income, lower-quality renters, typically the younger ones with less life experience. You can reduce the number of problems by screening for a higher-quality tenant with good Landlord references and mature animals.

Third, you can charge more for animals to help defray the costs and mitigate the risk. If animals are regularly costing you $600 to clean up after, then you need to ensure you collect at least that amount to cover the cost. I charge a $300 fee for every cat and every animal less than one year old or one year of ownership (e.g. rescue animals). Then I charge $50 per month per animal for an additional $600 per year. That's up to $900 per year per animal on top of the security deposit, which is sufficient to handle 99.9% of the problems.

Fourth, you can inspect regularly. In my experience, the real horror stories tend to be from Landlords that haven't inspected for multiple years, but even one year is too much. If you inspect 3-6 months after they move in and discover problems, hit them with a violation, give them written instructions on how to correct, and then follow up in 7 - 14 days. For example, if the dog is tearing up carpet, make the tenant repair/replace it right now on their dime instead of waiting until they move out and using the deposit. If they fail to comply, get rid of them or least avoid renewing the lease.

There's always the rare tenant that will destroy a house full of carpet and cause $6,000 in damages. You can't prevent everything so just do your best to prepare for it.