I have a property where one bedroom was used as a 'kennel' or pet 'outhouse'.

I have mixed emotions still about this because I'm getting $600/side rent plus pet and garage fees.

-What kind of pets do you have?

It sounds like she is subletting the apt to the man which is not permitted and neither are pets.

When (and IF) traditional banks ever decide to re-fi at 100%, we will most likely be where we were in 2006-2009 where our pets could get a mortgage.  

My biggest pain point was pet smell.  

I do allow some pets but I will NOT allow smoking IN OR ON the premises. 

Would it be safe to use that lease and just change some things based on my choices (about pets, smoking, etc.) or do most people hire a lawyer to do one from scratch?

Bureaucrats will defend their pet agency with great zeal.

Then I add the specifics for the property e.g for the recent one I added the lead paint disclosure, pamphlet, I added that it is a historic house so many of the historic features do not meet current code e.g. the banister height is lower than now required, pet addendum to identify the fish, dragon and one dog, etc.