One of the hottest topics in Sonoma County property management is the topic of pets. Should you allow them? Should you avoid them? And, of course, when is a dog or a cat not a pet?
We’re barking all about pets and the pros and cons of allowing them today. We’re also talking about the details that make up a great pet policy and why you should screen pets almost as carefully as you screen tenants.
We’ll talk about service animals and emotional support animals, too, because that’s when dogs and cats are not pets: they’re accommodations, instead. At least that’s how the law sees them.
Let’s chase this bone.
Pros and Cons of Pet-Friendly Rental Properties in Sonoma County
As professional property managers in Sonoma County, we are responsible for helping the owners and investors we work with make good decisions. While we recognize the value and the benefits of allowing pets in properties, we never force an owner to allow pets. There’s a risk when we allow animals and if damages occur because we in favor of pets, and pursuing our owner to do so, we’re not exactly doing our job.
Having said that, not allowing pets does significantly narrow’s your market of potential tenants. Here are some of the things we would ask you to consider when you’re deciding whether or not you want pets in your property.
- Pets: The Pros
You’ll rent your home faster when you’re willing to consider pets. The statistics show us why. More than half the people making up Sonoma County’s tenant population have at least one pet. If you don’t allow pets, you’re alienating a large portion of your potential tenant pool. That could lead to longer vacancy times, and how expensive and disruptive vacancy is.
There’s also the potential to increase rent value when you allow pets.
In addition to lower vacancy, you’ll also have less turnover in pet-friendly properties. Tenants who own pets are less likely to vacate. They’re more likely to renew the lease, even if it comes with a reasonable rental increase. They’ll stay with their pet, if they’re enjoying a satisfactory rental experience.
- Pets: The Cons
Pets are not always an ideal for every property. Can create damage both interior and on the exterior and the repairs can become costly.
There are pet odors that can occur which can be challenging to remove, and there are times when carpet cleaning including an enzyme treatment doesn’t solve the issue. Whether it’s urination, the smell of a pet, can create an issue for the next resident. Bes case is to replace the carpet and flooring.
Pets are also a liability. If a pet, {dog} bits someone that comes on the property, that put the owner in a situation open for lawsuit. We recommend tenant obtain renters insurance that includes liability and be sure this includes dog attacks.
If the property has mutli units, apartments, duplex, triplex, unless there is private access to each unit and no shared common area, its best to not allow dogs.
We stand by the list of benefits we provided on why pets can be beneficial. However, we absolutely understand owners who are hesitant. If a client is not comfortable allowing pets don’t allow them.
Establishing a Pet Policy for Your Sonoma Rental
At the time of applying for the rental We’re asking applicants who have a pet or pets to fill out a complete pet application for each pet, take some extra precautions, and we’ve found that most applicants are willing to do it. You can ask for proof of vaccinations, proof of flea treatments, photo of the pet so you can see if the pet is being maintained, proof of the breed, and a letter about general health from a veterinarian who knows the animal. You can screen any dog or cat that a applicant wants to move in, and it’s permissible in meeting the pet.
Include a sound and detailed pet policy in the rental contract so that your property is protected. Here are some of the things you may want to include in that policy and in your pet application;
- Collect pet information, including names, ages, and photos of the pets. Require records of vaccinations as well as flea and tick treatments.
- Set boundaries that make you comfortable with the pets you’ll allow. You can implement limits on the number of pets you’ll allow, and/or the size. For example, you can say that you’ll only allow one pet per property or two pets per property. You can require pets to be less than 30 pounds. Any restrictions are allowed; pets are not a protected class.
- Check with your insurance company about restrictions on dangerous breeds. Pit Bulls, Akitas, Rottweilers, Dobermans, Strafford Terriers, and German Shepards can be very sweet animals, especially if you ask their owners, but you cannot convince an insurance underwriter of their temperament. They tend not to cover dogs that are considered vicious. {This is different if dog is a Service or ESA animal} You should prohibit these breeds or require your tenants to purchase additional insurance that will hold you harmless if something happens.
- Conduct tenant reference checks with former landlords. When you’re evaluating a tenant’s rental history, ask current and former landlords about the pets. You’ll want to know if they were well-behaved, if there were any complaints, and if the pet was responsible for any damage.
You might also want to conduct pet inspections throughout the lease term. Getting inside the home will allow you to check for evidence of pet damage. You can make sure that only the pets you have approved are living there, and that the pet population has not grown. Perform drive by inspections so you can check the condition of the yard.
Even if pets are not allowed in your Sonoma County rental home, a tenant can accumulate a pet without permission.
Service Animals and Emotional Support Animals: NOT PETS
Service animals and companion animals are protected as accommodations and not seen by the law as pets. The purpose is if a person has a disability that requires a service animal or an emotional support animal.
Service animals are almost always dogs. In very rare cases, they can be miniature horses, but your tenants who need a service animal will usually have a very obvious physical disability, such as a vision impairment.
Emotional support animals, on the other hand, can be any kind of animal.
The law states that a landlord can’t restrict a person from having a service or ESA animal by increasing the deposit, charging extra pet rent fees.
In California around emotional support animals, however. AB 468 requires that any licensed physician who provides documentation about an individual’s need for emotional support animal must have an established relationship with their patient. That relationship must have been established for at least 30 days in order for the documentation to be accepted. The physician must also complete an in-person clinical evaluation of the individual who requests the emotional support animal.
We’d be happy to talk through the topic of pets, and we’d also be happy to provide some additional guidance around service animals and support animals as they pertain to your rental property in Sonoma County. Please don’t hesitate to reach out to us at D & G Equity Management with any questions about how to better protect your investment.
Experienced Sonoma County property managers, D & G Equity Management serves area landlords and real estate investors with furnished or unfurnished single family homes, multi-unit properties and commercial units throughout the Sonoma County area.
