TIPS
FOR LANDLORDS
Why Pet-Owning Tenants Are Desirable
Myths and Mischief
Do’s and Don’ts
Screening Pet-Keeping Tenants
Reasonable Rules for Canine Tenants
Links to on-line Resources for Information, Forms, Policies,
etc.
Information Packets for Landlords and Tenants
Welcome Aboard! How You Can Help
TIPS
FOR LANDLORDS
Why
Pet-Owning Tenants are Desirable
Lower
vacancy rates and longer tenancies
A
larger pool of prospective tenants. Welcoming pets
increases the marketability of your units.
Higher
rents
More
responsible tenants. Responsible petkeepers are
responsible people. They tend to be stable, more
reliable and more home-centered. This makes them
exemplary tenants.
A
higher level of commitment to the property, the
community, and the neighborhood
Decreased
legal liability and decreased time, effort, and
expense enforcing a “No Pets” policy.
“Pets Welcome” policies actually give landlords
greater control over the animals in their properties.
Increased
security. The presence of dogs, and people who
spend more time at home, contribute to fewer break-ins
and less vandalism. All residents benefit, as well
as the property owner.
Increased
goodwill in your community. More than 60% of American
households have pets. The health and social benefits
of living with animals and the increased use of
service animals in a variety of new roles and sectors
have merited a great deal of media attention. Moreover,
pet owners are more educated, more committed, and
more vocal than ever.
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TIPS
FOR LANDLORDS
Myths
and Mischief
Small
dogs make better apartment dwellers. Wrong! Weight and breed
have little to do with a dog’s suitability for apartment
living. Small terriers, toy and miniature breeds
are often high-strung barkers and chewers. Toy
breeds are frequently harder to housetrain. Some
of the largest dogs are the biggest “couch potatoes.”
Age, neutering, provision of adequate exercise
and attention from the owner, and-–most important—TRAINING,
are what really count.
Cats
should be declawed. Wrong!
This is a cruel and drastic surgical procedure which
often results in far more serious behavior problems.
Nail-clipping, nail capping, and scratching-post
training are more effective solutions. Cats who
scratch seldom attack walls or woodwork or carpeting,
which are of concern to the landlord. (If a cat
ruins its owner’s upholstered furniture, that’s
his/her business!)
Certain
breeds of dogs are dangerous and do not belong in
multi-family housing.
Wrong! Aggression in dogs
is not confined to a few breeds. Individual temperament
and training determine which animals are safe.
Moreover, many states and localities have laws prohibiting
breed discrimination. Judgment should always be
made on a case-by-case basis. Dogs with a known
history of aggression should not be permitted.
Ask for veterinarian, trainer, former landlord or
neighbor references if you are in doubt about a
specific animal. Ask prospective tenants whether
their dogs have been obedience trained. Encourage
them to train the dog to pass the AKC’s Canine
Good Citizen test. Because sexually intact
dogs are three times more likely to bite, require
that all dogs be spayed or neutered.
Multiple
animals should be prohibited.
Not necessarily so. Two’s often company,
resulting in less boredom when left home alone,
and thus fewer behavior problems—less whining, barking,
crying, scratching, destructive chewing, etc. Again,
this is an owner care and management issue. Permitting
more than one animal must be based on the individual’s
ability to care properly for the pets.
“If
I allow one, I have to allow all.” Wrong. In private market
housing there is no equal opportunity law pertaining
to pets. (Certain exceptions may apply to people
with disabilities.) You can—and SHOULD—select only
responsible pet owners as tenants. See “Screening
Pet-Keeping Tenants.”
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TIPS
FOR LANDLORDS
DO’S
AND DON’Ts
DO:
|
DON’T:
|
|
u
Select only responsible pet
owners as tenants.
u
Ask for references from previous
landlords.
u
Evaluate animals on an individual
basis.
u
Ask to meet all prospective
canine tenants.
u
Require cats be kept indoors
only.
u
Require all animals to be spayed
or neutered.
u
Insist that dog-owners scoop
the poops.
u
Require dogs to be leashed or
under reliable voice control at all times
when outside owner’s apartment, including
halls and indoor public areas, on the grounds,
and in parking areas.
u
In high-rise buildings, designate
one elevator for use by dogs. In case of
one-elevator buildings, require dog-owners
to use the service elevator when coming or
going with their animals. (This permits dog-shy
tenants to avoid having to ride with dogs.)
u
Provide all tenants,
including those without animals, with your
Pet Policy.
u
Establish a Pet Committee in
multi-unit buildings. Both pet-keepers and
residents without animals should be included
on the committee.
u
Encourage dog owners to train
their dogs to achieve the AKC’s Canine
Good Citizen certification.
u
Notify your local animal welfare
organizations and shelters that you permit
pets. They may be a valuable source of referrals
of responsible pet-keeping tenants.
|
u
Restrict dogs by weight or size.
u
Prohibit selective breeds of
dogs. Training and management and responsible
pet caretaking are the only assurance against
dangerous dogs.
u
Allow dogs with a history of
aggression.
u
Require
declawing of cats. This is a cruel and disfiguring
procedure which often results in more severe
behavior problems. Scratching is better solved
with behavior modification and management
techniques on the part of the cat owner.
u
Require debarking of dogs.
This is a drastic and unnecessary surgical
procedure. Excessive barking, whining, and
howling need not be tolerated. Responsible
dog guardians can control barking through
appropriate training and management.
u
Summarily restrict tenants to
one animal. Animals who are left alone during
the day are often better behaved if they have
a buddy. Establish reasonable limits based
on care and management provided by the owner.
u
Allow dogs to be left outside
unattended, either loose or tied. Expressly
prohibit chaining or tethering of animals.
This includes townhouses and single-family
houses with fenced yards.
u
Allow exotic or wild animals.
u
Let a bad experience with one
irresponsible pet owner or negative hearsay
cancel your commitment to allowing your tenants
to have companion animals.
|
 |
|
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TIPS
FOR LANDLORDS
Screening
Pet-Keeping Tenants
The
following is a checklist for guidance in interviewing
prospective tenants with pets. SEEING THE ANIMAL
YOURSELF is one of the best ways to assess whether
the person is a responsible pet owner. The animal
should appear clean, well-groomed, and be odor-free.
A dog should be calm and responsive to the owner’s
commands. The owner should be in control without
yelling, jerking the leash, or hitting the animal.
| Basic
info: |
Pet’s
name
Pet’s sex/spayed or neutered? (Make this
a requirement!)
Pet’s age
How long has the prospective tenant owned this
animal? |
Most
of the following questions do not have “right” or
“wrong” answers. The important thing is that a
responsible pet owner has answers, is comfortable
explaining them, and that they seem reasonable.
FOR
DOGS:
u
Routine daily schedule: How often
is the dog walked? What kind of regular exercise
does the animal get?
u
Is the dog left alone for extended
periods of time? How many hours? Describe the
typical situation. How does the dog amuse him/herself
when alone?
u
Has the dog had any obedience training?
Describe. Is your dog an AKC Canine Good Citizen?
(If yes, the owner and animal are likely to be excellent
tenants.)
u
How do you deal with the following
behaviors: Barking/whining? Chewing? Scratching?
u
How does the dog behave with other
people? Strangers? Children? Other dogs?
u
Is the dog licensed with the town/city?
(Answer should be YES.)
FOR
CATS:
u
Is she/he reliably litter-box trained?
(Answer should be YES.) How often do you change
the litter?
u
What
toys does your cat play with?
u
Does
the cat use a scratching post?
FOR
ALL PETS:
u
Who
takes care of the animal when you take a trip without
him/her?
u
Who
is your veterinarian?
u
How
do you control fleas and other parasites?
u
Do
you have references from previous landlords where
you’ve lived with this animal?
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REASONABLE
RULES FOR CANINE TENANTS
u
Dog
will never be left outside unattended.
u
Dog
will be leashed or under voice control at all times
when entering and leaving tenant’s apartment, the
building, and in outdoor areas of the property.
u
Petkeeper
will pick up and dispose of all solid waste left
by the dog both on the premises and off.
u
Excessive barking, whining, or howling
will not be tolerated. “Excessive” is defined as
longer in duration than 10 minutes, or 5 minutes
of continuous barking more than three times a day.
u
Dog will not be left alone in apartment
for periods longer than 6 hours unless it can be
demonstrated that the animal is capable of more
extended times. In no case will the period be greater
than 10 hours. If the human tenant’s schedule requires
absences from home of longer duration, he/she will
engage a petwalker to take the dog out during the
day, or arrange for off-premises “doggie daycare.”
u
Dog will be bathed and groomed as
necessary. An effective flea and parasite control
program is required.
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TIPS
FOR LANDLORDS
Links
to On-Line Resources for Information, Forms, Policies,
etc.
www.hsus.org/programs/companion/renting/managers.html:
how to create a pets-welcome policy, why it is profitable
to do so, identifying responsible pet owners, sample
policies and agreement documents, etc.
www.rental-housing.com/rental/petpages.htm:
how tenants get around “No Pets” policies,
eliminating odors, pet agreements, pet letters,
large dogs, etc.—lots of very good information and
guidelines.
www.mspca.org:
Click on Renting with Pets for “Guidelines
for Responsible Pet Ownership” and other information.
www.sfspca.org/landlords.htm: general guidelines. For a complete
packet of info, contact The Open Door Program, San
Francisco SPCA, 2500 16th St., San Francisco,
CA 94103, or phone 415-554-3000, or e‑mail:
publicinfo@sfspca.org.
www.akc.org:
for information about the Canine Good Citizen program.
Call for booklet: 919-852-3875.
www.leasewithpets.com
offers pet deposit warranties to cover pet damage
up to $5,000 per dwelling unit—as a supplement or
alternative to a regular pet deposit. Costs include
a $300 fee, refundable at the end of tenancy if
no claim is made, and $250/yr. for one animal (plus
$60/yr./each additional animal).
For
consulting services to implement a successful pet-friendly
rental policy or to help mediate animal-related
disputes with tenants, e-mail Ruth Smiler, Animal-Affirmative
Housing Advocate, at ruth@mannersforlife.com.
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Information
Packets for Landlords and Tenants
Humane
Society of Denver, Inc.-
Denver Dumb Friends League
2080
S. Quebec St.
Denver,
CO 80231-3298
(303)
696-4941 x308
www.ddfl.org
|
Los Angeles SPCA
5026
W. Jefferson Blvd.
Los
Angeles, CA 90016-3925
(323)
730-5300
spcala@aol.com
www.spcala.org
|
Hawaiian Humane Society
2700
Waialae Ave.
Honolulu,
HI 98626
(808)
946-2187
FAX
(808) 955-6034
|
Massachusetts SPCA
350
S. Huntington Ave.
Boston,
MA 02130
(617)
522-7400
www.mspca.org
|
The Humane Society at Lollypop Farm
P.O.
Box 299
99
Victor Rd.
Fairport,
NY 14450
(716)
223-1330
www.lollypop.org
|
Peninsula Humane Society
12
Airport Blvd.
San
Mateo, CA 94401
(650)
340-7022
www.peninsulahumanesociety.org
|
Humane Society of the United States
2100
L Street NW
Washington,
DC 20037
(202)
452-1100
www.rentwithpets.org
|
San Francisco SPCA
Project
Open Door
2500
16th St.
San
Francisco, CA 94103
(415)
554-3000
www.sfspca.org
|
|
|
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LANDLORDS
Welcome
Aboard! How You Can Help
Are
you one of the savvy landlords or property managers
who already has a positive history of renting to
tenants with companion animals? We value you as
our ally in reducing the number of homeless animals
in Massachusetts. MAC would like to hear from you!
We
wish to compile a statewide directory of pet-friendly
buildings and developments. We are considering
providing listings of current vacancies at this
site.
What
can we do to help you?
Are
you willing to be a peer-mentor to share your experience
with other property owners who are considering opening
their units to pets?
Please
address your feedback, ideas, comments to:
Thank
you!
The landlord and tenant information for this website
have been supplied courtesy of Ruth Smiler ruth@mannersforlife.com
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