How to know what kind of dog I can be more lenient towards

Question

Hi

I love pets and myself have one. However I have a no pet policy in my properties because of horror stories I hear every where about the damage they cause (specially dogs) to the property.
I have a potential tenant who has expressed interest and has good credit score and income. However she has an 11 years old Labrador.
I have little idea about dogs, can you help me know where can I learn about how destructive each breed can be and which ones can I be more lenient about

thanks

Nathan Gesner · Answer

You want to hear horror stories? I have pets in over 100 rentals. In the last 13 years I can only remember a couple times that the pet damage exceeded the security deposit. The latest one was a woman that kept a basement window open so the neighborhood cats could "visit" and eat the food she left out for them. They naturally sprayed everywhere and caused tons of damage. However, those were unauthorized animals without our approval or knowledge.

Good tenants have good animals. If you learn to screen your Tenants well, you shouldn't have problems with animals and it can bring in extra money. It is important to learn about the different breeds. A mature lab is unlikely to destroy the house, but they may still be chewers or diggers. Certain breeds go to the bathroom inside. Others chew wood trim or scratch up doors or tear down blinds. You have to figure out how to educate yourself on the behaviors of each breed.

I recommend a large non-refundable up front, based on the risk level of the animal. If it's more likely to chew, dig, scratch, or pee inside, then I charge a hefty fee up front. Then I charge a monthly rent increase, again based on the risk level. For an old lab with good Landlord references, I may charge $250 up front and $50 a month. For cats, I charge $500 up front and $50 a month. For a 10-pound Shih Tzu I may charge $250 and $25 per month.

Animal-friendly rentals rent faster, bring in more money, and Tenants tend to stay longer. Learn how to screen. Have a good animal addendum. Inspect regularly to catch problems before they get out of hand. Hold Tenants accountable.

Gregory Schwartz · Answer

I agree with @Nathan Gesner, the PM company I work for has over 600 pet friendly units with great success. The idea being that the increase in potential tenants and the number of great pet owning tenants out weighs the potential down side of unit damage or possible litigation.

To further prevent the unit damage, we charge $500 security deposit per pet (dog or cat) on top of a standard 1 months worth of security deposit. This has been adequate to cover damages in the large majority of units. You can further prevent issues by conducting annual in unit inspection to catch damage before it gets out of hand.

Depending on the source, pit bulls account for between 60-65% of dog bites that lead to either a fatality or ER visit. So if you're worried about ending up in court, you might want to consider restricting pits.

Lastly, make sure your tenants know that a dog (even an ESA) is only welcome if its not causing undue damage and or presenting a threat.

Eliott Elias · Answer

Make it simple, limit them by weight.

Melissa Hartvigsen · Answer

A lot of the other posts, give great advice about being able to attract more potential tenants by allowing pets, and how to offset your potential risk through security deposits and monthly pet rent.

The one piece I see missing from this conversation is asking screening questions to the current and previous landlord about the pet’s behavior.  You screen the tenant by asking the landlord if they’ve paid on time. Why not ask if there’s been any damage directly attributed to the pet, or if the pet was ever aggressive with another tenant or neighbor?

Best wishes,

Melissa

Theresa Harris · Answer

The owners make a big difference.  And just because you let a pet in one time, doesn't mean you need to do it again.  Charge a non-refundable pet fee.  Meet the dog and see what he or she is like.  for insurance, they do have rules about certain breeds, but the problem is people can claim it is an emotional support animal (pet with papers) and then you are stuck.  ESA is a scam as far as I'm concerned and anyone can pay to get the documentation.

Richard F. · Answer

Aloha,

An 11 year old Lab would in all likelihood be a great dog, but if you have carpets, lots of hair. I would be far more concerned with the 11 year old's replacement in the not do distant future...

Just remember, Fair Housing! If you let one have a pet, you have to let them all have pets...

I always recommend a strict No Pets Policy, along with a detailed, and written, Assistance Animal Policy to keep out those Tenants that are less than sincere about their needs.

Ned J. · Answer

Best way to truly know what a pet may/may not do is to look at the current residence...... you can generalize by breed, age and size but they are just that...generalities..... nothing is set in stone. A 10 lb Chihuahua can do more damage than a 100 lb lab.....and visa versa. Educated guess at best.

If you decide to accept pets, if at all possible meet the pet first hand at the current residence. Take a look around....check the yard.... the odors. etc etc. That will tell you everything. How the tenant ALLOWS their pet to treat the unit will tell you everything you need to know.

Breeds.... check your insurance because many have breed restrictions, so that is out of your hands.

Mangoli Jackson · Answer

@Melanie Thomas

Do you use an online app or a check list/spreadsheet?

I will appreciate that if you share your screening tool

Melanie Thomas · Answer

Hi there! Please check out pet screening to get this off of your plate. It is free to you! Happy to share my screening criteria with you offline that goes into all the juicy details you would benefit from. Good luck & happy investing!

How to know what kind of dog I can be more lenient towards

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