I have a tenant since 2014, who would like to have a dog. They've always been on time with rent. Never had trouble with them, and are very easy to work with. I'd like to keep them, and won't increase rent for the renewal coming up soon this time (I increase the rent every renewal).

I have a No-Pet policy when renting, but I decided to be flexible with them, and allow them their dog request (not a big one!). Given that they've been good long time tenants. 

This is what i think proposing them in order to allow them the dog:

- The tenant insurance will need to include the pet, and provide the appropriate paperwork with the update.

- $300 non refundable pet fee.

- Increase rent by $50/month, instead of pet rent -- trying to avoid the pet verbiage, in case they want to come up that it's an ESA. I doubt it, but just in case. Pet disappears? Rent stays the same. It will give a chance to do a rent increase, since I wasn't going to increase rent this coming up renewal.

- Pet is spayed or neutered.

I have yard maintenance crew that mentioned if they'd find pet droppings would charge for picking up, so thinking letting tenants know of the charge, and pass it onto them. 

Any thoughts? other suggestions? I don't have experience with pets, because don't want to deal with it, but willing to be flexible with this tenant. 

I know the carpet will need to be changed once they move out. It's been there for a long time!. Once they are move out, I'd most likely need to do some upgrades. Although, hoping to keep them as many years as possible.

Tenant is thinking about the dog, hence the request. Hoping that he'll get discouraged with all the requirements, because I rather not deal with pets.

The SFH is located in Bellevue, WA (South of Bellevue). How are the pet charges in the area? Any other suggestions?

Appreciate your input!