All Forum Posts by: Susan H.

 I'm a bit late to this discussion. Sara, you suggested that Chris "enter the parent's email...in the co-signer email address field..." I'm thinking of using SmartMove but confess to some confusion. Like Chris, I am likely to have students apply. So...would I put the student's name in the email address field, and then add the co-signer email address as you've explained? Or does everyone get an individual email?

~Susan

Originally posted by @Andrea Collatz: [...]

Andrea, I'm very interested in your renter guide. Can you provide?

~Susan

 Timothy, can you get a letter from the townhouse property manager confirming the dog was well behaved during your time there and caused no damage?

You might also consider creating a pet resume. See a fillable form here at http://www.rentlingo.com/pet-resume; more info at http://www.realtor.com/advice/how-to-write-pet-resume/.  Testimonials (even if just a short quote or blurb) from obedience class trainers, kennel owners, groomers, veterinarians can help. If possible, get a couple of quotes from neighbors at that townhouse.

I hope this is helpful. Keep us posted!

~Susan

Is there anything in your lease that says you or your property manager have the right to enter the property with appropriate notice? That would seem the logical thing to do; send the notification and have your PM or designee inspect the unit.

Good luck!

I realize this is a very old thread, but its recent activity suggests it's still a relevant topic.

For anyone considering allowing dogs (of any breed) I'd suggest checking state, county, and local municipality laws and ordinances so you're as well-informed about the topic as possible. 

Then contact your insurance company and get their response in writing. Some questions worth asking:

1. Does the company maintain a list of dog breeds ineligible for insurance coverage?
2. What does the company consider "due diligence" by landlords when screening pets as part of rental application? Get this in writing! For example, is it sufficient to ask about bite history? If a police report was ever filed because of the dog? Etc.
3. What is the minimum liability the company recommends for required renter's policy? What about landlord policy, and is your current policy sufficient?

Require specific information about dogs as part of your application. (If you require this of one tenant, you must require it of all.) How long have they owned the dog? What's the dog's age, spay/neutered status (I ask for name of vet or clinic here), proof of current vaccinations and microchip (required here). Also require them to disclose bite history (automatic disqualification with my insurance, as I've just learned) or dog-related situations which required police presence.  Also ask for proof of obedience training. You might consider asking if dogs have earned the AKC Canine Good Citizen certification. Doesn't guarantee a problem-free dog, of course, but it's a good place to start. Generally, dogs must have completed at least basic obedience to pass that test. And owners who do all this are demonstrating responsible ownership.

It's good practice to require tenants to have dogs leashed at all times when outside, excluding secure fenced areas at the rental unit. My local ordinances require this as I explain when sending the application. That ordinance also prohibits tying dogs outside when nobody is home--another thing to explain. Again, find out the specifics for your locale.

In the end, it's your property, and your own business decision. Good luck!

~Susan

Sue K., thank you for that lovely compliment! I actually have a blog, although not for landlord/tenant info. I write a mystery series set around a dog kennel, and I'm a total research geek to boot--not to mention having learned a great deal from the BP forums! I won't post the link here as that's likely to run foul of the no-promo policy, but you're welcome to PM me for the link. And now you've given me a great idea for a blog post, so thank you!

I imagine insurance companies may differ on policy details, so it's best to check locally. I'm fortunate that my insurance agent is quick to respond, as long as I remember to ask just one or two questions per message. Then I copy/save the answers into a file for future reference.

One other thing I'm doing this time around: creating a set of property rules attached to the lease, posted in the rental, and sent via email. The pet-related items will include hyperlinks to the local pet-related ordinances plus links to veterinarians, kennels, and dog-friendly establishments close to the rental. Sort of a pet-friendly landlord's version of the Welcome Wagon! <grin>

~Susan

All: Thanks for the suggestions to have the policy in place, and how to require it. I wasn't aware renters could carry a policy from one residence to another. Good to know!

There are only a few nice SFHs in my town that accept pets, so having a pet-friendly rental gives me an advantage.  I do specify what kinds of pets are accepted (dogs and cats only, no known bite/attack/aggression history, proof of vaccination, etc.). I include a link to the city's animal ordinance and have updated my lease to include a place for them to initial and acknowledge those specific requirements (which include micro-chipping, leash laws, etc.) I require contact info for veterinarian and check with the vet myself. I also require them to provide contact info for emergency caretaker who would not be living there, and I follow up to make sure that person is aware they're listed and approve. 

One other thing I include in the pet section of the application: details on obedience training (and if they don't have it, why not). I learned this from my sister who's a nationally recognized dog trainer (and who's trained me in the ways of Dog). I ask if they have the AKC Canine Good Citizen certification as well. When I was screening tenants the first time I found all but one of the pet owners were excited to talk about their dog's training. There was just one who was vague about his dog's background and refused to let me meet him. 

Kevin suggested I have myself added as an additional insured. I asked my agent about this and he replied "If you were an additional insured, then the policy would extend to you as well. This could make you party to a claim inadvertently."  That was news to me!

Thanks, too, for the recommended amounts of liability, and loss of use riders. I've priced the rental slightly less than similar SFHs, and do not require monthly pet payments (as many LLs in this town do). I point that out when explaining the requirements. My first time around, no applicants had a problem with this. We'll see how this round goes!

~Susan 

In the “you might have similar questions” category: Since my tenants of 3+ years are moving out this summer, I checked with my insurance agent to clarify the rules/restrictions about dogs in rentals. My agent (with Allstate) says their policies exclude any dog with a known bite history, but no specific breed restrictions.

The agent strongly encouraged me to require tenants to carry their own renter’s policy that includes a minimum $200,000 liability. (The property is in Fayetteville, Arkansas; recommended amounts may vary by location.) I checked my current lease and realized I need to edit for more specific (blunt) language to stipulate they must carry renter’s insurance with liability.

And to ensure the policy stays in effect, the agent suggests that I require the tenant to list me as an "additional interested party". With this designation, you will receive documents related to the status of the policy and it's renewal directly from the insurance company. I didn't know this when I rented the SFH to my current (and first) tenants.

Now to my own questions: can I require tenants to have such a policy from day 1 of the lease? Is that even possible, or will they need a signed lease to get the policy? If so, do you suggest they sign before the start date, or should I give them xx days to get the policy? I’m reluctant to accept a tenant with dogs without that policy, but it’s quite possible I’m worrying for no good reason.

I expect everyone on BP to be more experienced than I, so opinions please!

~Susan

@Robert Melcher, thank you!