How to ensure pet does not damage the house?

Question

70% of the tenant applications I got are with little pets. Agent advised me to charge a $800 deposit per pet. I worry if the pet damages the floor and wall, $800 may not be enough to cover. Is there any rule I can introduce to the tenant that could avoid pet damage?

Bud Gaffney · Answer

@Qina Cai No pets is the only way.

Kenny Dahill · Answer

@Qina Cai, a few thoughts here for you.  Note, I love renters with pets because they stay longer, typically clean up more often because of the fur, and are willing to pay a premium for their fur babies.

• Pet Rent:  Pet rent is the best way to go.  You earn another $25-50+ each month as long as they occupy the dwelling.  And if they have 2-4 dogs, that's another $100+.  Pet deposit must be refundable and some states declare only pet damage can be deducted from pet deposit.  This isn't to say you can't have Pet Rent + Pet Deposits, try to be reasonable with the amount of deposit then.
• Previous Landlord:  Goes without saying but ask their current landlord.  Or, even ask if you could visit their current home for evidence of their dogs behavior.
• Inspections:  You can create an addendum that states you may perform monthly inspections and any pet damage must be fixed within 1-2 weeks.  This establishes a standard and if they fail to maintain then they could be evicted.  Note: I'm not 100% sure of the logistics or legality of this but something to consider.
• Wood Floors:  If you have wood or laminate flooring that you're worried about scratching, require rugs be utilized in key areas.

The reality is pets damage is typically doors, baseboards and carpet from wear and tear.  Although I did have a tenant dog jump through the window once...

Find the right tenants and they'll be responsible for their pets behaviors.

Joe Splitrock · Answer

The best way to avoid pet damage is screening renters. Financial responsibility is the best indicator of pet owner responsibility. Someone with an 800 credit score isn't likely to let their dog pee all over the floor. Someone with a 400 credit score has some big problems . Their dog peeing on a rental house floor isn't one of their primary concerns. They will just say, "fine keep the deposit" and you are stuck with thousands in damage, with no recourse to recover damages.

We only allow dogs and charge $50 per month with $300 non refundable pet fee. We are basically playing the odds. You may rent to five people with dogs and four don't cause damage. The money you collect offsets risk, so you have extra cash when damage does occur.

Not allowing pets severely limits your renter pool and in reality you may end up with a pet anyways. People sneak them in or get and Emotional Support Animal (ESA). Better to work with tenants and screen, screen, screen.

Bruce Woodruff · Answer

Your title says 'how to ensure pet does not damage the house'

The only way to 'ensure' this is to not allow pets.

Matt M. · Answer

@Qina Cai

Very easy, don’t accept pets. It’s not worth it.

Anthony King · Answer

@Qina Cai in addition to a pet deposit you can charge monthly pet rent of say, $50/pet. If you keep the deposit and get extra rents for a year or two you'll at least cover some of the damage that is more likely than not to happen. Only sure way to prevent pet damage is to not allow pets. Or, roll the dice and take the 1/1,000 odds that they have a very clean, lazy, and hairless dog with no nails or saliva.

JD Martin · Answer

No way to guarantee it other than no pets. Other than that, collect a decent deposit, use pet-proof materials like solid vinyl plank flooring, screen your tenants heavily. I add things into my lease like: all pets must have nails clipped at all times; pet waste to be picked up in yard no less than 3 times per week; cat litter boxes to be cleaned daily; etc. I also use a pet addendum.

Chris Herrera · Answer

@Qina Cai as many have said, make sure the tenants are rock solid. If they’re responsible they’ll likely be responsible pet owners.

Charging monthly rent is also great since if they stay longer than a year then that little extra fee will continually add up to help on repairs if there are any

Joe Martella · Answer

If you think about it, security deposits, pet or otherwise do not cover the possible damage any pet/tenant can do.  1 1/2 month's rent is the max security deposit.  On a $2,000 rental that is $3,000.  That gets eaten up quickly.  At the end of the day, you hope your tenants stay long term and are responsible.

Karl B. · Answer

Renter's insurance is your friend. Have your tenant get a policy and make certain they name you on the policy (so if they cancel the policy you're notified and can take appropriate action).

Some renter's insurance policies don't cover pets but there are separate policies that may including pet insurance or accidental damage pet insurance.

How to ensure pet does not damage the house?

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