How have you done pet screening?

Question

What is your process for screening pets? Successes / failures? This is my first go at pet screening. I'm using a service called 'PetScreening' where the tenant fills out an application on their pet (birth date, shots, bite history, etc) and based on the answers given a 'fido score' is given to help the Landlord figure out the risk associated with the pet and the reasons why the score was given. I've run into my first issue, in that, the potential tenant has a mixed breed, no surprise there. The issue stems from the tenant having to guess/figure out what breed their dog is if the dog is mixed. If the pet is not a full breed, the screening process ask what the primary/dominate breed is followed what is the secondary breed. I don't have any restrictions on pets with the exception of 2 things: no dogs under the age of 1, and breeds listed on my insurance policy that are not accepted.

JD Martin · Answer

Keep good insurance and don't worry too much about it. Lawsuits are ridiculously rare in this business, despite what you might believe, and successful ones are even rarer. You do the best you can do using your own due diligence and your insurance company is going to do the rest for you.

I've been sued 5 times - twice as a public official and 3 times by insurance companies. The total cost to me of all 5 suits was less than $1000. Exonerated 4 times, $0 cost, and the last one paid a $500 settlement plus my attorney's fees with no admission of wrongdoing on a $15k suit. So you really don't need to sweat being sued as much as you might think.

Emory Clayton · Answer

Nathan first let me say I appreciate all the valuable feedback you give. I'm often scanning over all the forums, reading things of interest, and often I find that you respond on the topic I'm reading. You're everywhere!

In my potential tenants case, the shelter they picked the dogs up from only listed them as "mixed". I do wonder, as you mentioned, if their veterinarian has them classified differently. That will be a question I ask going forward.

The graphic you posted, is that from the PetScreening site?

The real issue I found relates to my insurance/umbrella policy, as there are certain breed restrictions they won't cover. I essentially asked my insurance company how am I able to discern what percentage a breed makes up of a dog. Is it what they're face resembles, how tall/short they are, short/long tail? This all seems very subjective to me. I feel in the event of a law suit, it will ultimately come down to whatever the judge/jury decides...again...subjective.

Nathan Gesner · Answer

I've been using PetScreening for years and I'm familiar with the dominant-breed question. The veterinarian may list the dominant breed on the animal's records.

The dominant breed is typically the one the dog most closely resembles. #12 is the best example.

Emory Clayton · Answer

Gotcha. I feel the deposit is a good thing because it incentives the tenant to take care of the property. If they know they have to pay the monthly pet fee regardless, I think there is less incentive to do so.

The pet fee is there to take into account that there is another 'body', if you will, that is living in the property, and is thus causing more wear and tear on it.

This is my reasoning for having both. Just my thoughts.

Emory Clayton · Answer

Do you have this in place in addition a pet deposit? If you do, do you refer to this as a pet deposit, or as an additional deposit? I've read/heard it somewhere that you should just refer to it as an additional deposit so that you can use the funds for non-pet related matters if the issue comes up and the normal deposit funds have been depleted.

Emory Clayton · Answer

Nathan do you have different price points depending on the 'paw score' PetScreening gives? Or do you have one flat rate so long as the paw score isn't 0?

Nathan Gesner · Answer

Thanks for the encouraging feedback!

The graphic is just one I found online. Petscreening (to my knowledge) doesn't provide any guidance on this issue. The vet records should display the primary breed, which is typically the most important. If a dog is listed as German Shepherd even though it is also part poodle, German Shepherd is the breed you go with.

You can reject animals based on breed, size, and other factors. You can charge an increased deposit, pet rent, or require the tenant to carry pet insurance. However, you can't apply any of these restrictions for assistance animals like a guide dog or an emotional support animal.

Petscreening just held a training event on assistance animals. If you send me a DM request, I can share the recording with you.

Emory Clayton · Answer

What part in particular

How have you done pet screening?

How have you done pet screening?

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