Hey ladies, this is just my opinion, but I think since you both understand it from both views, would'nt it be more fair and less "hypocritical" to just require the tenant to have a renters policy, have a deposit per pet and sign a legal document accepting all liabilities the dog causes? I mean, we are all dog lovers on this forum, and I figured the dog lovers (and dogs) who are looking for a place to live should at least get a chance? I've never rented while I had a pet, but I did rent to a young guy with a dog. I used the methods I said, and it worked out with no problem. JMO
Yes. I manage some residential real properties and this was how I slowly led the owner into allowing dogs.
A "pet deposit" against damage, a signed hold-harmless for any dog-damage possibilities, references...... and voila.
And a CGC really looks nice on the rental app, too. So does a beautifully trained dog along with the potential renter for the interview/viewing.
I might be willing to try this, and did all of these things to get my own pups in, but the rentals that I have, tend to have people who would be hard pressed to come up with an extra pet deposit. And while having them sign a legal document accepting all liabilities the dog causes looks real good on paper, to have it honored would likely involve a court judgment. Don't have the time or the inclination to deal with that. Maybe if an established tenant asked...
Wanted to add that while many would be happy to do all of the things outlined above, way to many more would not. And unfortunatly, even some of those who say and think they would, might not be prepare for what it will cost in the end. That is a hard pill to swollow when you are trying to come up with a *new* first/last/deposit/pet rent for the next home.
Kristel Smart Webboard User Reg: 10-03-2006
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Loc: Vermont
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Quote:
A "pet deposit" against damage, a signed hold-harmless for any dog-damage possibilities, references...... and voila. \:\)
And a CGC really looks nice on the rental app, too. So does a beautifully trained dog along with the potential renter for the interview/viewing.
Exactly. I gave my landlord so much information he actually begged me to stop My tenants were usually folks recommended to me by my dog-trainer friends and they impressed me with their dogs' behaviour at an interview. I also had an addendum to the lease-application asking specific questions like "do you have a dog-crate" .
Connie Sutherland Moderator Reg: 07-13-2005
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Loc: North-Central coast of California
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I looked up the laws in my state before I had the agreement written up, which any property owner would do, of course.
This is a good broad overview, but does not substitute for a review of local law:
QUOTE: The dog bite rule for landlords is somewhat more specific. In most states, a landlord may be liable for injuries and bites inflicted by a dog belonging to a tenant, IF the landlord (a) had scienter AND the requisite degree of control over the premises or the dog itself, such as the ability to have it confined or removed, or (b) increased the risk of danger by failing to do something pertaining to the confinement or control of the dog which fell within the normal obligations of the landlord or which he undertook voluntarily, such as neglecting to fix a gate or fence.
"Scienter" is defined as knowledge of a dog's dangerousness or viciousness. END
Excellent post Connie!! Also regarding the CGC. When Brandi got her CGC, the trainer said it could possibly help when applying for insurance or when looking for a place to rent.
Since I work in the insurance field, I for one, know that IF the tenant has a renters policy, it will include liability coverage which can help if the dog bites a person. That coverage would be primary, and if necessary, the insurance on the house by the landlord would be secondary. A good way to fix that, is to request your tenant have a higher amount of liability insurance on their renters policy. Also, for the States where you can't charge extra for a pet deposit, simply divide a fair deposit by 12 and add to the monthly rent. I'm sure a lot of people wouldn't mind paying extra to have a place for them and their pets. If they are willing to do everything we've discussed, they are responsible pet owners and definitely worth considering. In all fairness.
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Re: Great Dog, Ugly Label
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My tenants were usually folks recommended to me by my dog-trainer friends and they impressed me with their dogs' behaviour at an interview. I also had an addendum to the lease-application asking specific questions like "do you have a dog-crate" 
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