No Pets Rental Policy
We’ve been landlords for many years, and have always had a strict no pets policy. This has never been a problem in finding tenants. We keep nice apartments, rent a bit below market, and do our best to deal directly with tenants so they can afford a broker fee. However, our most recent vacancy is…
We’ve been landlords for many years, and have always had a strict no pets policy. This has never been a problem in finding tenants. We keep nice apartments, rent a bit below market, and do our best to deal directly with tenants so they can afford a broker fee.
However, our most recent vacancy is sitting open longer than usual, so we’ve signed on with a broker. Broker tells us they’ve had 4 applicants who wanted it at the price we’re listed, but all have pets. She is sure (and so are we) that the price is right. We are wondering if the no pets policy could really be getting in the way.
Note that this is a family sized apartment: 2 beds, 2 baths, washer/dryer, private yard.
Would appreciate thoughts of landlords and renters on three questions:
1. Is a no pets policy really that unusual?
2. If you do accept pets, what safeguards do you put in place to manage the possible problems (damage, disrupting other tenants, etc). Higher deposit? Case-by-case, so you meet the pet first?
3. Do that many people really have pets, or is this a function of the fact that this particular apartment is family-sized/near the park/etc?
Many thanks.
btw, rob.. a pet (even a money earning one) will not be ruled a room-mate by housing court to over-ride an existing and agreed upon no-pets policy as stated in a lease/ rental agreement.
Point me to a docket number and i’ll point you do a default judgement, other mitigating arguments, and etc. I’ll let my attorney /wife explain to you why not, if you really need it to be, but its either that you fell for an urban myth, or you are intentionally perpetuating false information..
What can happen in housing court however, is if there is no pet policy defined in the lease – it does not prohibit it, and can thus be challenged if an eviction is attempted because of said pet.
also – it isn’t unreasonable to ask for an additional pet deposit. I will ask for one, and have been asked for them n the past when I rented. Its usually half more on top of the lease deposit.
As a former renter with pets, and now land lord… I allow pets – but several of the above stipulations are good ideas…
limit the number, and type. I had a woman respond to my mention of a limit to 2 cats – “well, i can certainly understand that. No one would want a renter with 15 cats. 15 cats! that would be crazy. I only have 9…”
I had to stifle a chuckle at the “that would be crazy” part. For a 9-catter to call a 15-catter crazy is quite funny. For people with big hearts for animals, the difference between 9 and 15 cats can literally be one harsh winter away.
Don’t get me wrong. I like cats. My wife brought two with her into our marriage, and i grew up around cats constantly as a child. But I also know the other end of the scope.. My mom was the sucker on the block that got all of the strays. No matter how clean or well kept the person is, whether the animals are spayed/neutered, or how well trained the cats are – the sheer number will create a smell that will linger.
Imposing a limit from the start not only prevents them from coming in with too many, but also from getting more once they are in.
Re dogs: I absolutely insist on meeting the dog, and having the owner demonstrate their level of training. I often meet them with my own dog, and we will all go for a walk, so i can see how the potential pet will behave. This also lets you get a feel for the owner – the way a person treats their pet, especially if they are misbehaving… says a lot about them.
My personal criteria isn’t rigid, they just need to be relaxed dogs who won’t bark endlessly or crap and pee all over the place, and more importantly, that the owner is attentive and proactive with their pet. Someone asked what you can tell by meeting the pet – well, frankly.. a lot, assuming you’re used to being around dogs in general.
Some personal experience with dog owners: (yes, notice i put the emphasis on the owners)- small breeds are almost *never* trained. Especially boutique breeds. I haven’t imposed a weight limit on the dog, nor type.. as i think it’s pointless. Almost all of the problem dogs i’ve come across are the smaller, untrained, yappy type. Owners of big dogs tend to have found out very early on that they need to train the animal to some extent just to be able to live with it.
Consider what else might constitute a pet. Snakes and other reptiles are pets.. pigs with paperwork.. pygmy marmosets… etc. all of which have their own special concerns, problems, and idiosyncrasies. You may wish to limit the pet type to dogs and cats only.
I’m 100% for an open minded view on pets.. there are plenty of responsible pet owners, but you have to have certain stipulations and a set of house rules for the owner and pet. Inspections are a great idea, but make sure you carry it out with proper notice. Surprise inspections won’t fly.
When interviewing a potential tenant, i say meet the pet if possible (not always with cats, but almost always with dogs.) – judge the pet, but be aware it might be nervous with a new person/setting. More importantly, judge the owner’s ability and level of responsibility with/toward the pet.
Jayson–I emailed you last night. Let me know if you didn’t get it.
Good luck,
C
My wife and I have been searching for a place just like the one you describe, and we don’t have any pets. Could you post a link to your CL ad so we can contact you?
Thanks!
http://www2.aspca.org/media/modelpetpolicy.pdf
Link didn’t work above.
This is a link to the model pet policy developed by the American Society for the Prevention of Cruelty to Animals:
this
If you are going to allow pets, I strongly recommend you incorporate this policy into the lease, even though it will add considerably to the lease. The policy sets up quite onerous rules for pet owning tenants, so it may end up being just the same as a no pets policy. Please remember that it is the bad stories that get circulated, not the good ones. There are literally hundreds of thousands of responsible pet owning tenants in NYC that have not damaged their landlord’s property in any way, shape or form.
Bad tenants, whether they have pets or not, can damage your apartment. If you are considering pets, you want to make sure that the pet is spayed or neutered, has regular vet check ups, and eliminates appropriately (cat = in a well maintained litter box, dog = street or nearby dog run, not in apartment, not in garden). The model pet policy covers off a wide range of issues.
If a tenant in NYC openly harbors a pet for 90 days, then the landlord is powerless to make the tenant remove the animal.
Every lease I’ve ever signed as a tenant or landlord has allowed for the landlord or their agent to undertake a regular inspection of the apartment to ensure that the tenant is complying with the terms of the lease. In Australia, landlords always did the inspection every six months and provided a report to the tenant. In NY, landlords never seem to do this – I think you should, especially if there is a pet involved. Just make it clear that on day 60 of the lease, you will be inspecting the apartment, if the apartment is not being maintained in accordance with the lease, the tenant either remedies the situation or moves out.
Ultimately the decision to allow pets is yours. I have pets that haven’t damaged either the apartments I’ve rented with them, or the condo I own. I can also empathize with your situation.
Understand that small dogs are typically the worst noise offenders.
I’ve got two large dogs and five cats so I’m glad I own rather than rent. However if I was a landlord I’d like to have at least one tenant with a well-behaved large dog. They’re an excellent deterrent for would-be building muggers because they an uncanny sense of knowing who doesn’t belong near the “pack”. Moreover, the bad guys know it too so they avoid buildings with dogs in them.
I agree with you on a lot of stuff here, Minard Lafever, but the only animals I want to see in my house are broiled and on my dinner plate. Luckily I live on a block where there are virtually no pets, at least none that I can see, hear, or smell.