In my view, having a pet is a privilege that comes with great responsibility. I recommend you establish policies to discourage pet owners who do not act responsibly and make it possible for renters who comply with pet policies to live with their furry family members whenever possible.

As the “lord of the land” (a.k.a. landlord), you can establish your own pet policies, rules, and regulations, with the exception of service/companion animals for handicapped residents, which must be allowed by law*. One of the first things you may want to consider is the type of building you are renting. For example, if each residence in a multi-unit building has a private entrance, you may want to allow pets with certain restrictions. But if your residents must enter through a common hallway to access their unit, you may want to prohibit dogs but allow indoor cats. Other tenants may not be comfortable passing pets in the hall on their way home. More importantly, if a dog’s owner is not home, they typically bark when they hear people outside the door in the hall. (Yes, I know, none of your potential residents’ dogs bark.) A barking dog on the way to a vacant apartment can be a deterrent to the prospective renter you are leading down the hall—even if they do not seem to mind at the time.

The next thing I encourage you to consider is the types of pets you will allow. I suggest only “traditional pets” such as cats and dogs. Even if you state you will allow cats and dogs with certain restrictions, you will still get, “What about _________?” Believe me, residents will crack you up with some of their requests. I once had someone ask if I would allow a pig in a duplex in an upscale residential neighborhood. I had seen potbellied pigs wrapped in blankets coddled by elite families at dressage shows, but this caller was talking about a pig that would reach 400 to 600 pounds! Oh yes, I saw the television special about how they are smarter than dogs. It also showed how they dig their hooves in front of the door when they want to go outside. The more common requests include birds, fish, snakes, reptiles, ferrets, rabbits, macaws, cockatiels, guinea pigs. And residents will insist that they are always caged. If that were true, where is the enjoyment in having the pet?

Birds, especially large ones, can be extremely noisy. If you are renting a house, maybe sound is not an issue, but in a multi-family property it could be a problem. To quiet them, owners cover the cage. Is that fair to the birds? They can also gnaw on wood casings around doorways and windows. Droppings that splatter over cages onto carpeting can also cause mold if not addressed promptly.

If you allow fish tanks, you may want to limit the size and require additional renters insurance to cover potential damage in the event of a leak or breakage. Condensation on a tank that finds its way down a metal stand will surely leave rust stains on the carpet, too. Large tanks can change the humidity levels inside some residences. Humidity that forms an accumulation of moisture can also be a source of mold. If you allow fish tanks, make the resident aware of and responsible for humidity control.

If you allow dogs, decide whether or not you will restrict specific breeds or establish a maximum size. You may want to contact your insurance company to see what their policy is on covering properties with certain breeds. At a minimum, most property management companies will restrict German Shepherds, boxers, Rottweilers, pit bulls, Akitas, Doberman pinschers, chows, and sometimes Dalmatians. You may want to meet the dog and deny any animal that exhibits aggressive behavior. If renters tell you the pet is a mutt, ask which breeds it resembles.

Pet owners represent a significant share of our renter market. The key to a successful pet-friendly rental experience is only renting to responsible pet owners and having a Pet Addendum added to the lease outlining the responsibilities that accompany this privilege along with the consequences if they are violated. Have the written rules signed by residents and hold them accountable for complying or the privilege may be revoked.

* Unless a private individual owner falls within an exception to the act’s coverage, the Fair Housing Act says you cannot deny a service or companion animal necessary for a handicap person—even in a no-pet building. You may not charge a pet security, pet rent, or pet fee. As a landlord protection, you are allowed to verify the handicap and that the animal is necessary. More information regarding fair housing laws can be found at www.hud.gov.

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