Is putting in a fence worth it?

[Casandra M.]

Hi everyone - I've been floating around BiggerPockets for a while now, but haven't started to actively participate and track posts until recently. Excited to start sharing my experiences and posting my questions!

A little background: Hubby and I purchased an upper/lower duplex a few years back, remodeled majority of property, including decks, and allow dogs for a $25 per month pet charge plus $300 pet deposit. 2/1/1 units at $800/mo in Janesville, WI. 

I am pushing to get a split fence installed on the property - the yard is currently shared between both tenants who both have dogs, and I would like two separate fenced areas for them to let the dogs out without tying them. I feel that if we install a fence, we could charge a bit more each month, while also being more attractive to long term tenants that need a large-dog friendly home (which, in my opinion, is hard to find in our area). Based on the quotes we've received (.32 acres, ~$5,000 for the fence), my husband doesn't see the value and would rather put that money towards a deposit on another multi-unit. 

Does anyone have experience in installing fences and seeing a better turnaround in tenants, or that have had a positive experience in higher rents and longer staying tenants due to a fenced yard? Any advice would be greatly appreciated.

[Michelle B.]

Casandra Molitor

I would not invest in a fence. I have a couple properties (SFR) that had fences when I bought them. My multi (duplex) does not. I wouldn't add one.

I do allow small dogs. I have never even had a potential tenant ask if there is a fence. I think a lot of renters are accustomed to not having one. My duplex tenants have been with us a long time. One side has been there for 5+ years and the other has been there 3+ years.

I don't think you will get the return for it (increased rent or longer stays). Use those funds to buy another property. That's my vote, I'm with your hubby on this one.

Good luck!
Michelle b