I stopped for gas yesterday at my go-to out of the way gas station right that’s near several of my rental properties and as I’m filling up a mini-van full of a mom, a dad and at least two kids I can see pulls up to fill up as well. Behind the minivan is about a 16 foot trailer and as he gets out to start pumping his gas, a small cute little dog hops out of the van to check out the surroundings.
Now we’ve had a few cooler days recently and it was turning into quite a nice late summer day so as guys tend to do as he’s standing there filling up and as I’m standing there filling up, we start talking about the weather. Which turns into how the next several days are supposed to be great and the upcoming weekend looks like it should be fantastic.
It’s about that point that I bring up the trailer and ask, Are you just getting back, or are you getting ready to head out for the weekend? That’s when things got awkward.
It Wasn’t a Trailer, It Was Home
That’s when he explained to me that they were staying in the trailer because their landlord sold their rental property six months ago and because they had a dog, they couldn’t find another place. He, his wife, his two (or more) kids and the dog had been calling this 16 foot trailer home for half a year. He said “Landlords are being too picky.”
His next comment was how with winter coming up quickly, that they were going to have to start thinking out of the box.
Being a landlord, and starting to feel a little defensive after hearing that, the conversation slowed down at that point, but as we both stood their filling our vehicles, it really made me ponder about pets, rental properties and what the right thing to do was as a landlord.
Now I wasn’t talking about offering up one of my properties, more along the lines of whether it’s right for landlords to not allow pets, or what the repercussions of allowing more pets in our personal rental properties would be. It became quite an inner monologue with myself for the next half hour as I was driving to meet a landlord, whom I mentor, for coffee.
Seeing a situation where a family is stuck camping because they can’t find housing is a heart breaking situation. You wonder what’s life like for those kids and how tough things must be. School has just started, are they even going, are they allowed to go without any type of permanent address, what if they can’t find a place, what happens to them, and of course should landlords like myself be more lenient about pets?
Life Decisions Can Be Hard
Is there a right course of action when you see this going on? During coffee with Tim I quickly brought up the gas station conversation just to see what Tim’s thoughts were as well. I already knew my answers and had perhaps even rationalized them during my drive, but it never hurts to get other opinions or ideas.
Perhaps as an experiment, maybe you need to stop reading after the next sentence and go write your thoughts about this down in the comment section at the bottom of this article. I realize many of you are just passive readers, but it would be interesting to see your thoughts now and then perhaps any revised ones after the rest of this article.
So if you can, humor me and go leave a comment so far about your thoughts on landlords and pets, then come right back here.
I’ll wait, don’t worry…
Still waiting…
Done yet?
My Thoughts On Pets and Rentals
My discussion with Tim didn’t actually change my thoughts, rather it just cemented them. It’s my property and it’s my decision and if it comes down to two equally qualified tenants, one with a pet, one without a pet, 100 out of 100 times, the tenants without the pets get the property.
It’s so 100 out of 100 that almost always my advertisements say no pets and when prospective tenants call, yes small dogs, kittens and chinchillas are all pets, but thank you for calling.
It’s not that I’m against pets. I personally have two cats and a gerbil in my household and even had a cat back 25 plus years ago when I was a tenant. And I do have one older tenant in a house with two small dogs, so I’m not entirely ice-hearted.
The problem ends up being, the risk of tenants having pets isn’t worth the reward and that is the one phrase you have to remind yourself about.
And while it might be unfair, in someone’s mind, to the responsible pet owners out there it’s not them taking the risk and the chance that that Missy may pee on the carpet, unaware to them or you. Or more often, well aware to the tenant, that Spot has destroyed the back yard and he’s left hundreds of little surprises under the blanket of snow for you to deal with in the spring now that they have moved on.
Experience has taught me that having to replace that carpet, even though it wasn’t a large carpeted area, cost me money. Not just the cost of replacing the carpet, but the extra two weeks I was vacant as I waited to get the carpet replaced. It adds up, and it didn’t have to.
Experience has taught us that cleaning up after someone else’s dog is complete crap. (Although a quick tip we learned the hard way is it’s best to do it first thing in the morning in the spring as it’s way less fun to pick up once it warms up).
I feel bad for tenants who can’t find rental places because they have pets, but I never forced them to get a pet. They made the decision and reduced ability to find good rental properties is part of the price. I understand the pet being part of the family and I understand how having pets can help kids be more well rounded (sometimes debatable).
What I can’t understand is the decision to have multiple large dogs, to know you will be a renter for an extended period if not forever and then to announce that it’s unfair that landlords don’t accept pets. Or the crazy cat lady/family who can’t find new housing. Those folks I don’t really feel bad for.
You’ve made poor or outright bad decisions that you have to live with and now it is indeed time for you to make harder decisions. Perhaps it’s time to give up that pet until you are in a position to own your own home and make your own rules.
Anyways, that’s my thoughts and I’d love to hear yours! So leave me a comment below.
I usually don’t do this sort of thing, but I am currently looking to move out of my small two bedroom apartment and into a 3 bedroom home after recently finding out about a life changing event in my family. I have been searching for almost six months and have been shot down more times than I can count because of my pet. I never knew this was that big of an issue until now. I understand the responsibility that comes with being a pet owner, but I remember a time when people weren’t so picky about allowing pets. Because of someone else’s mistakes everyone else shouldn’t suffer. If you allow tenants with children to live in your home and they destroy the place are you going to set a restriction on how many children can live in the home and set restrictions on their weight and “breed”? I am not saying that it should always be allowed. Sometimes it is good to have restrictions but to deny someone a home because of their pet is a bit insulting in my opinion.
Hi Tiffany,
It is true that the less responsible folks have made it harder for others, but others mistakes are why we have so many rules, laws and other situations in place. People who sell coffee have to put warning labels on that the hot coffee someone is buying is hot or they could get sued is one example.
For a landlord accepting a pet has become a huge risk and while it’s unfortunate the reality is one bad dog or cat could cost a landlord thousands of dollars, potentially a lost month or two of rent and even issues with neighbors. I’ve been nice and allowed both cats and dogs int he past. In return I’ve been greeted by a yard full of dog crap once the snow thawed, carpets soaked with cat pee that had to be replaced at my expense and a less eager willingness to take that chance.
Having said that, if you’re having that many problems you either need to get rid of your pet (I know not an option as I am actually a pet owner as well and they are family) or get creative.
By getting creative I’d start getting letters of references from your current landlord, previous landlords, obedience schools and anywhere else possible. If you have a challenge finding a place, having backup showing you’re one of the good folks will help considerably.
Bottom line is it’s not meant to be insulting, it’s meant to cut down on problems and as a landlord we already have our own problems, problems with tenants add to the mix and need to be reduced, sometimes that requires not allowing pets.
Bill
I rented out my nice 3 bedroom home. I recently moved out to a smaller home due to my children moving out. I put in new carpet throughout my home, new wood floors, new screens, and to mention the person whom I rented to was on State Aid due to a disability. I also charged the renter a deal on the Monthly rent due to helping her with her Aid. I wanted NO pets since I just put alot of money into the rented home and this was mentioned in the contract. I recently found out she bought a lab, (the dog about a year now) and I stopped by and the back yard is trashed. NO GRASS and dog poo everywhere. Barb wire around the central air unit.. I am not an experienced landlord, however, I have to respect the landlords who offer NO PETS. I did not renew the lease because I just decided to sell the home. I want to add, if she did not get this lab, maybe things would of been different. I just dont know the damage inside the home until they move out, (lease is up in 2 Months). Just my input. I did not get extra deposit for a pet, nor did they notify me they were getting a pet. It was a friend’s family I wanted to help out. But again, once I seen what damage that dog has caused outside, was the main reason for me not renewing the lease.
Hi,
Sorry to hear about your challenges. It’s ironic how you try to help someone out and they take it as an opportunity to take advantage of the situation.
On top of that, you provided a discount to help them out and they spend that and likely more to then purchase a pet that they can’t properly take care of? Drives me crazy.
For you landlords reading this, it’s just a reminder you need to treat your landlord business like a business!
Bill
Not all pet owners are irresponsible though. I had to buy my first place when I was 18 because I found a homeless dog, nursed her back to health and then refused to get rid of her. Nobody would rent to me, so I worked my ass off, got together the $1000 I needed to put down on the place – this was back in the 80’s, crappy condo in forest heights, but hey, I got to keep my dog!! While I was working to get the downpayment though, I had her in the place I was renting at the time, landlords had no idea I had her there. Yeah, I know, bad renter right?? The landlords were there all the time, and they had no clue, didn’t even know I had a dog when I moved out. Same with my place now, unless you go to the back of the house, the back entrance, (their area), you’d not know I had dogs if you came into my house, unless of course you saw them.
I’ve had some kind of animal all my life. Be it dogs, cats, fish, reptiles, you name it. I have always been a responsible pet owner, always cleaned up after my pets, and have never had a pet damage anything I couldn’t repair (stuff like burn spots on grass, worst damage my dogs have ever done). My dogs (and cats for that matter) have all been trained, knew what they could/couldn’t do, and had their own area (crate or sectioned off area) while they were young and being trained and still to this day go to their area as they associate it with ‘their’ spot.
I still own my own place, have never rented since I was 18, with the exception of 6 months while waiting to take possession of a house I bought after the condo, I have always had pets since then. I currently have 2 dogs that apart from some barking, you’d never know they were here.
That being said, I’m torn on this. I know how *I* look after my pets. I rent rooms in my house now and had a couple tenants with dogs. One was a crazy young pitbull that was never taught boundaries – let a dog be a dog the owner said… uh, yeah… ok…. thank god that dog wasn’t here all the time, at least with just me in the house, she listened to me, but when dad came home? no way was she listening. I now have a tenant with a cocker spaniel. Apparently this dog has her own set of rules, which I’m having an issue with. My dogs are trained to do certain things, stay out of certain areas and have routines. This dog is spoiled rotten and can do whatever she wants. Her owner calls her ‘my love’ and dresses her up, so yeah… about says it all right there right? Not cool, especially when you’re living in my house, I made clear what the rules were when they moved in, and my poor pups are all confused as to why she gets to do things they don’t. This guy won’t be here much longer, looking to kick him out this weekend due to other issues, but my point is I KNOW how I look after my animals and I know they would be good in a rental place because of the way I raised and trained them, however, having and trying to live with other dogs in my house when the owners treat them like their kids, I now see why most don’t want any pets. My next roomies will be told no pets. Not worth the headache, especially when there seem to be 2 different set of pet rules in the house… But if I ever had someone wanting to rent with a properly trained dog? I’d consider it, only because I know that some pet owners ARE good.
Hi Janet,
You’ve hit the nail on the head here. There are some very responsible and great pet owners out there. Yet there are also many who are not great and ultimately the cost of their lack of responsibility comes down on you.
If you try to help it can cost you dearly, so following a practice of no pets can help reduce headaches and lower potential out of pocket costs. Ultimately though, it comes down to how comfortable you are with the tenants and the extra wear and tear.
Bill
We do allow small dogs and spade or neutered cats. We do charge $50. a month more and this fill our buildings. We put the money away for that suite that we have to spend more money to repair. It has worked out great so far.
Thanks for the comment John, it’s great to see how everyone deals with pets and their various solutions!
Bill
This a complicated subject for sure and all consideration has to be put forth, some people consider their pets their children, also there are the service pets for the disabled. So long as you have a weight restriction for pets and you have a good non-refundable pet fee ( 250.00) seems to be the going rate. Also you should have a contract for the said pet, that has all the rules etc. included that both you and the renter can sign and date.
Now to the family in question, you would think that, they would put the children’s needs first before the dog , but as I said in the beginning of my comment that many people consider their pets as part of the family and losing this member could do harm for all concerned.
It’s true Annette, pets become part of the family very quickly. I would suggest the question is, as tenants, perhaps pets need to be less of a priority versus housing!
It is great to see all the comments though, this particular post must have hit a sensitive spot.
Bill
Hi Bill. Good topic and great writing. You have a skill as a writer! Pets are a complicated topic. I suppose all of us landlords face the same dilemma. One solution is to only allow one dog, subject to size and temperment, with a non-refundable pet-damage fee, upfront. Back to the family in question…their children’s needs must trump that of the dog.
Thanks Birch, glad you enjoy my meandering writing style 8′]
As long as the local rules allow restrictions or fees/deposits, it can be a great way to go!
Bill
Bill,
I had an unusual case just recently,I advertise no pets of any kind. The prospective tenant was a disabled vet with a service dog. I checked the laws about service dogs and found out that hey are considered as people so I had to allow it. As it turns out the service dog was passive aggressive so they took the animal to the humane society so they would not have any problems. The dog was only about 1 year old and was not properly trained for the job she was to do.
Anyways, the dog is gone and my tenants stated that they will wait for a house of their own before getting another service animal.
Enclosed is the language I used in my lease to protect both landlord and tenant. I also included a price list of repairs from damage from the service animal if it should happen.
PET ADDENDUM TO LEASE AGREEMENT
This Addendum is made on [ MONTH DAY, YEAR ] between [ LANDLORD’S NAME ] (Landlord) and [ TENANT’S NAME ] (Tenant), and is understood to modify the Residential Lease for [ PROPERTY ADDRESS ] (Premise) originally dated [ MONTH DAY, YEAR ].
1. PERMISSION
Landlord grants permission to Tenant to keep the domesticated pet(s) on the Premise during the term of the Lease. Landlord may revoke permission at any time if Tenant fails to comply with any of the terms and conditions in the Lease or subsequent Addendum.
2. SERVICE ANIMALS
Service, Guide, Signal, or Support animals are not “Pets” according to the Americans with Disabilities Act (ADA), as long as the animal is being used by the Tenant to support a disability or handicap, or the Tenant is training the animal(s). Additional information on Service Animals and subsequent rights and protections can be found on http://www.hud.gov.
Is the Tenant’s pet actually a Certified Service Animal or in training to be a Certified Service Animal? : _______ Yes, _______ No.
3. ANIMAL PROFILE
Type of Animal: Dog, Cat, Bird, Rabbit, Pig, Reptile, Fish (circle all that apply)
Name of Animal(s): ______________________
Weight of Animal(s): ______________________ (lbs.)
Breed of Animals(s): ______________________
Age of Animal(s): ______________________
Spayed or Neutered?: _______ Yes, _______ No
Current on Vaccinations?: _______ Yes, _______ No
Posses Current Animal Licenses?: _______ Yes, _______ No
______________________________________Tenant Signature
______________________________________Landlord Signature
Good article, I enjoy reading your take on the Land lording position.
Henry A.
Hey Henry,
Yes service dogs are typically exempt from any “no pet” clauses just about everywhere which makes sense to me. However as I mentioned to Cam in an earlier comment, the rules vary so much depending on where you live that some places you can’t even ask certain questions, like do you have pets.
I like that you went out and found suitable language you could add to your lease and it’s something every landlord needs to do. You need a lease that is applicable in your region, is worded so it works for you and that covers your ASSets.
A continual horror story I run into is landlords finding “free” leases and then discovering they are unenforceable. Know your local laws, know your lease and make smart decisions!
Thanks,
Bill
On our adds we always state that pets may be considered. We have written in our lease an additional fee per month based on a per animal charge that is said will be put towards wear and tear that animals incur. I am a pet owner and I recognize how my own pets over time make damage to the property. I have always explained this to prospective tenants and some walk away, but most understand and are more than willing to pay the extra as they are already having a hard enough time finding a place due to their pets. As a general rule We do not allow more than one large dog. But one large dog will cost an additional $80 per month. A medium $50 and a small $25 each. Cats are 25 as well.
Overall I have had very good success with most pet owners who are willing to do this, and as a general rule I find them to be better long term tenants in the long run as they know they will have trouble finding another place that will accept pets.
Not to mention that it helps out the cashflow in the meantime.
Hi Cam,
I guess I should also point out depending on where you live and what rules apply, you may not even be able to block tenants from having pets as it is against the “rules”.
In your case the rules allow extra rent for pets, but this too can be against the rules in some places. Other tactics include pet deposits, either non-refundable or refundable, again determined by local and regional rules.
Glad to hear you’ve found a solution that works for you!
Bill
I’d also agree with you Bill. Minimising risk is an important landlording strategy. I’d also have potential red flags in my mind as to why their last landlord sold the unit. Generally landlords offload their less well performing units and we all know that tenants play a large part in how well each unit performs. Sure, no smoking gun, but still another potential red flag in this particular case.
Thanks for all the posts Bill!
Jan
Thanks for your feedback Jan, you need to minimize those red flags or it will burn you out!
Bill
Another good post as usual Bill…greatly appreciated to insight.
I had a huge lesson myself in the past when I first started being a landlord. The tenant had a young German Shepherd. It completely trashed the yard – dug huge holes on the ground and tons of bald pee spots on the lawn and of course crap everywhere that the tenant didn’t clean.
That was the past and now I’m very careful with pets and opt not to have anyone with pets. but recently, the present tenant requested to have a hairless cat in. I didn’t mind it as much as dogs since literally no hair or dander that could accumulate in the furnace and possibly no allergy issues.
I partially sympathize with the family you mentioned here, I am sure they know what they’re dealing with here (giving up their comfort and conveniences for the convenient of a dog). I can understand pets are great to have, but if it affect a major transition in their life to keep a pet…that’s plain stupid. Also you’re right about waiting till they have their own place before getting pet/s. it’s easy enough to get another anytime.
-Angelito
Hi Angelito,
Thanks for the feedback!
Bill
Well, I guess we are in the minority but we do allow pets, in part because we are dog owners and know how hard it is to find a place! We had damage with the first renters but the humans were total slobs and didn’t pay their rent. Third renters had two dogs but built them a dog run, and yes, the lawn looked worse for wear but it grew back and they were very clean and nice otherwise. Fourth ones had two cats and she didn’t vacuum the hair up very well, her own included! Current ones have two tiny crate-trained dogs and we have had no trouble so far. We will continue to allow pets as we think pets are part of the family. I feel for those folks in the trailer but there are pet-friendly rentals around; the biggest problem may be rents are too high in many areas. We have been looking for a modest country rental that accepts dogs for the better part of a year, and have found nothing we can afford.
Thanks, Bill, for the good articles!
Hey Kelly,
Glad you enjoyed it and many landlords do allow pets, it’s just important to weigh the pros and the cons and understand you’re not doing it just to be nice, you do have a business to run, so it has to make sense.
Bill
Another good topic, thanks Bill.
It’s pretty clear: those people made their choice for the dog. They think it’s possible for their kids to live in a trailer for 6 months but keep the dog? Tomorrow there is not enough food on the table, but they will feed dog first? Grow up already, it’s a pet. First world problems arise when people start treating pets as humans…
I’m renting to tenants with a cat, waiting to see how it will turn out. I’m a young landlord, this could be my lesson to learn. I hope it won’t be )
Igor