GeistHexe
January, 18th, 2003, 10:29 AM
http://www.hsus.org/web-files/Pets_Illustrations/pets_welcome.gif
Is your rental property's no-pets policy costing you money? Nearly one of every two renters in the United States has pets.* You don't have to lose the opportunity to have this market share of renters—a majority of whom could be great residents—solely because they have pets.
If you're a landlord, rental manager, condominium association board member, or someone who simply rents out a house, you probably have legitimate concerns about opening your property to pets. Perhaps you've had bad experiences with irresponsible pet owners and worry about complaints from neighbors. Or maybe you're not sure how to deal effectively with pet-owning residents should problems arise. You may feel that if you allow one resident to have a pet, you will have to let everyone have a pet. But it doesn't have to be this way.
The keys to a successful pets-welcome policy are allowing only responsible pet caregivers to rent from you and establishing effective pet-keeping policies so pet owners, your other residents, and you are happy. Thousands of rental property owners and managers have learned how to do this. As a result they have benefited from lower vacancy rates and longer tenancies.
*Source: American Veterinary Medical Association, 1996.
13 Steps to Developing an Effective Pets-Welcome Policy
1. Limit the number of animals per dwelling. Any person, regardless of the size of his or her home, can maintain only a few pets responsibly. Because pets often are happier living in pairs, do not summarily restrict residents to only one pet per household. Establish reasonable limits based on the activity level of the pet and the care and exercise provided by the owner. For more guidance, read our Checklist for Rental Managers.
2. Allow only traditional pets in your rental home or housing community. Limit residents to having cats, dogs, rabbits, guinea pigs, hamsters, gerbils, ferrets, mice, rats, small caged birds, and fish. Exotic or wild animals such as iguanas and hedgehogs don't belong in homes because they often cannot be kept responsibly.
3. Require that resident dogs, cats, rabbits, and ferrets be sterilized before they reach six months of age. Sterilized animals are much less likely to bite or spray urine. And they won't go through noisy heat cycles. Of course, sterilizing pets also helps reduce pet overpopulation—and prevents pets from breeding in your house, apartment building, or condominium. Require written proof of sterilization from a veterinarian, and keep it on file. (Most veterinarians routinely fulfill such requests for their clients.) Make exceptions for pets if they are certified by a veterinarian to be too old or sick to undergo spay or neuter surgeries.
4. Require that cats and dogs be licensed and up-to-date on rabies and other vaccinations. Dogs and cats should be licensed with the local animal control agency and vaccinated against rabies as required by state or local law. Require written proof of licensure and vaccination status, and keep it on file. (Most veterinarians routinely fulfill such requests for their clients.)
5. Require that pets be kept under control at all times. Cats should be kept indoors or on a harness under direct human supervision while outdoors. Dogs should be on a leash and under human control while outdoors. If you lease a house or townhouse with a fenced-in yard, require that dogs not be left alone in the yard when the resident isn't home, and be sure to expressly prohibit chaining or otherwise tethering animals.
6. Require that cats and dogs wear collars with up-to-date identification at all times. In the event a resident's pet escapes and becomes lost, this will make it easier to return the animal to his or her owner.
7. Require that residents with pets follow a written set of rules related to the responsible keeping of pets in your rental home or community. These guidelines should include proper disposal of pets' waste, and, for larger housing communities, use of designated "pet-only" washers and dryers. See our complete list of recommended pet policies for condominiums and apartment buildings.
8. Do not require that cats be declawed or dogs be debarked. Responsible pet caregivers solve issues such as destructive scratching and barking through humane behavior modification.
9. Evaluate prospective residents and their pets on an individual basis. Breed and size do not indicate a pet's temperament or suitability as a member of your housing community or as a resident in your rental home. For example, weight limits for dogs are usually only useful for units on upper floors of apartment buildings that lack carpeting or other means of effective soundproofing. This is because responsibly kept larger dogs will generally cause fewer problems for rental managers and for neighbors than irresponsibly kept smaller dogs.
So be sure to evaluate each animal on his or her own merits. When possible, check with previous landlords or apartment managers to find out whether the applicants or their pets caused any problems. Interview prospective residents to determine their commitment to providing responsible pet care. For guidance on conducting such an interview, see our Checklist for Rental Managers.
10. Require that prospective residents fill out a pet application form. If you decide to welcome pet caregivers into your rental home or housing community, require that they fill out a pet application form and supply you with a photo of their pet(s). See our sample pet application form.
11. Require that approved pet owners sign a pet addendum to your regular rental agreement. This addendum should state that the resident understands all stated pet-keeping policies, such as those mentioned in Step 7. It should also outline the steps that will be taken in the event a pet-related dispute occurs—such as requiring the use of a local mediator. See a sample pet addendum to a rental agreement.
12. Require a reasonable supplemental security deposit. If allowed by state and local law, require pet caregivers to remit an additional refundable security deposit specifically to cover any damage caused by pets. This additional deposit serves as further incentive to keep animals responsibly.
13. Require that current residents who do not currently have pets inform you if they intend to acquire a pet. State in the lease that residents must get your approval to bring a pet into your housing community before they adopt a pet.
http://www.hsus.org/web-files/Pets_Illustrations/0responsible_pet_owner.gifA Checklist for Rental Managers: How to Identify Responsible Pet Owners
The following is a list of questions to use when interviewing prospective residents with pets. These questions will assist you in getting to know a resident and his or her commitment to providing responsible pet care. We strongly suggest that you meet the pet, especially dogs; a well-groomed, well-behaved pet is one of the best signs of a responsible pet caregiver.
For All Pet Owners
What types of pets do you have?
How long have you had your pets?
Do you have a letter of recommendation from your veterinarian stating that each pet is in good health and up-to-date on vaccinations?
Do you have any written reference for your pets from your current landlord?
Have there been any complaints about your pet at your current address? If so, have you paid your landlord for all the damage done?
Does your pet have any medical or behavioral problems? If so, what treatment or training is he receiving?
May I visit you and your pet after you move in to see how your pet is adjusting?
Who will care for your pet when you are on vacation?
For Cat Owners
Has your cat been spayed or neutered?
Do you keep your cat indoors?
Does your cat use the litter box that you provide?
Does your cat wear a collar with visible identification?
Is your cat registered with the local animal care and control authority (if required by local law)?
For Dog Owners
Has your dog been spayed or neutered?
Is your dog licensed and wearing a collar with visible identification?
Is your dog housetrained?
Do you keep your dog on a leash when you go for walks?
How do you clean up your dog's waste when walking him?
Have you and your dog completed a dog training class?
How much time does your dog spend alone each day?
How often do you treat your dog for fleas and ticks?
Has your dog ever bitten anyone?
Adapted with permission from materials originally produced by the Hawaiian Humane Society.
Pet Addendum to a Rental Agreement
It is a good idea to require approved pet owners to sign a pet addendum to your regular rental agreement. The addendum should outline your responsible pet-keeping guidelines, as well as the steps that will be taken in the event of a pet-related dispute. view our sample pet addendum (http://files.hsus.org/web-files/PDF/PETS_rwp_addendum.pdf)
Pet Application Form
If your rental property or community is open to responsible pet-owning residents, or if you plan to tap into this lucrative market in the future, you should require prospective residents to fill out a pet application form and supply you with a photo of their pet(s).
view our sample pet application form (http://files.hsus.org/web-files/PDF/PETS_rwp_appform.pdf)
Recommended Pet Policies
It will be helpful for both you and your residents to establish written rules for the responsible keeping of pets in your rental home or community. The guidelines should address points such as the proper disposal of pets' waste and the need to keep pets confined and/or under control at all times.
view our sample pet policies for condominiums and apartment buildings (http://files.hsus.org/web-files/PDF/PETS_rwp_policies.pdf)
Spreading the Word about Your Pet-Friendly Policy
Making the most of your pet-friendly policy means spreading the word. With little or no cost to you, you can promote your pet-friendly community or rental home at welcome centers, visitors centers, chambers of commerce, libraries, veterinary offices, pet sitters, pet supply shops, grooming shops, boarding kennels, and dog-training facilities. Be sure to mention your open-door policy for responsible pet caregivers in any classified advertisements, entries in rental guides, or listings with online apartment search companies.
Also contact your local animal shelters or humane societies. They can be helpful resources. Here's why:
They may maintain a directory of pet-friendly housing in which your property can be listed.
They can supply you with flyers about responsible pet ownership and may be able to provide solutions to common pet-related issues or refer residents to trainers and pet behavior consultants.
They may offer services to your residents such as pet parenting and dog training classes, pet behavior counseling, on-site lectures on pet-care topics, and vaccination clinics.
They will help residents who want a new pet to adopt one best suited to their lifestyle and living situation. This means they will steer residents away from an animal who may be inappropriate for your property.
http://www.hsus.org/web-files/Pets_Illustrations/sec_deposit.gifThe Top Eight Concerns of Rental Managers and How to Address Them
1. What about damage to the unit?
Most managers and rental home owners have this concern. You have several options for protecting your property, depending on your local laws.
First, state in the lease agreement that residents are liable for all damages caused by their pet(s), and require an additional refundable security deposit specifically to cover any pet-related damage. If the law allows, don't designate it as a "pet deposit," but instead as part of the security deposit, which can be applied to any and all damages, regardless of the cause.
Second, just as you do with your regular lease agreement, discuss each pet policy with the resident at the time the agreement is signed—and stress compliance. At the end of a resident's tenancy, inspect the unit or home with the resident before he or she leaves. If there is any damage, note it in writing and be sure that both you and the resident sign off on it. Take photographs for documentation.
2. What about mandating that cats be declawed?
Cats may scratch some furnishings and drapes, but it is rare for cats to scratch other surfaces in an apartment or rental home. What's more, it is easy to use positive training techniques to direct this natural behavior to appropriate objects, such as a scratching post. If you manage a furnished property, choose furnishings with fabrics that are less likely to appeal to cats; smooth, tightly woven fabrics are generally less appealing to cats than rougher fabrics. Because removing claws is painful to cats, The Humane Society of the United States opposes declawing when it is done solely for the convenience of caregivers or rental managers.
3. What about odors caused by pets?
Responsible pet owners understand the importance of maintaining a clean and safe environment for their pets. They empty their cat's litter box regularly, clean up any accidents that occur when an animal is ill or old, and pick up after their dog. Requiring that pets be sterilized will make them less likely to urinate as a form of marking their territory, and will remove the pungent-smelling urine of an unneutered animal.
As part of our Pets for Life campaign, The HSUS offers information to help your residents housetrain their pets and take steps to effectively eliminate odors. If you manage a large housing community, you may want to designate a separate washer and dryer so that non-pet-owning residents do not have to launder their belongings in machines used for pet bedding and toys.
4. What about barking?
Unwanted barking can be a frustrating problem that results in an unhappy pet owner, unhappy neighbors, and an unhappy dog. A responsible owner doesn't let her dog's barking become a nuisance. With training, barking problems can be solved. But in the event a dog continues to bark, a pet addendum to the lease should protect your interests, and those of resident neighbors, by spelling out what steps can be taken to rectify the problem. These steps also can apply to noisy cats and birds. Tips and resources for stopping a dog from barking are available from The HSUS.
5. What about pet waste disposal?
Your rental property's pet policies should require that all cats and dogs be kept under the control of their owners at all times. Cats should be kept indoors where they can use a litter box. Cat owners should be instructed to double-bag their cat's waste, and special receptacles should be designated for the waste so that other residents aren't exposed to cat waste in common trash containers. These same waste-disposal guidelines should apply to rabbits, guinea pigs, hamsters, gerbils, ferrets, mice, and rats.
Dog caregivers should be required to pick up after their dogs. Some large rental communities provide designated toileting areas for dogs and may provide disposable dog-waste bags for this purpose. Links to companies that sell small garbage bags in dispenser units are provided below.
6. What about fleas?
Responsible pet owners maintain flea-free pets using the many safe and effective products available through veterinarians. When you interview prospective residents with pets, ask them what kind of flea control program they use. A pet addendum to your rental agreement should reserve your right to have the premises professionally treated, at the resident's expense, in the event there is evidence of fleas after the resident has vacated the premises.
7. What about dangerous dogs?
All residents and their pets should be evaluated on an individual basis. Size and breed do not indicate a pet's temperament, and local laws may prohibit you from excluding any animal based on breed alone. Do not permit particular dogs with a known history of dangerous behavior. Require references from former apartment owners, neighbors, veterinarians, and trainers. Because unsterilized dogs are up to three times more likely to bite, require that all dogs be spayed or neutered. A pet addendum to your rental agreement should include an indemnification clause to protect you and your company from any liability in the event a resident's pet causes any injury to a person or damage to personal property.
8. Where can resident managers and rental property owners get help locally?
Your local humane society or animal shelter may be able to provide free information and advice to your pet-owning residents. Contact your local humane society to find out how it can assist you. If you have residents who would like to adopt a pet, require that they inform you before they bring the pet into the community. The animal care professionals can help your residents successfully find pets that suit their lifestyles and living situations.
http://www.hsus.org/web-files/Pets_Illustrations/0rental_manager.gif Why a Pets-Allowed Policy Makes Cents
For rental property managers, it makes good business sense to maintain a policy that welcomes responsible pet owners. Here are some of the benefits.
You'll attract more potential residents. Almost 50% of renters have pets.* A pet-friendly policy will increase the marketability of your housing property or community.
You'll increase the average length of occupancy. Once pet caregivers find a housing property that welcomes their cat, dog, or other companion animal, they are likely to rent for a longer period than residents without pets.
You'll foster goodwill. Research has proven time and again the benefits people get from sharing their lives with pets. Pets help us live happier and healthier lives. Allowing pets in your housing community will not only help your residents, but also will help you and your company by generating a positive public image.
You'll have a larger number of responsible residents. Responsible pet caregivers—those who are good neighbors and whose pets are well cared for—are more likely to be model residents in other ways, too. Because they know that pet-friendly housing is scarce, responsible pet owners generally strive to abide by all housing rules, even those not related to pets.
The keys to success are accepting only responsible pet owners—those who meet certain requirements such as having all their pets spayed or neutered—and establishing effective pet-keeping policies—such as requiring that cats be kept indoors at all times.
You can take a number of specific steps to ensure you accept only responsible pet owners and then effectively guide pet-owning residents once they move in. Follow the links below to learn more.
*Source: American Veterinary Medical Association, 1996.
Renting with Pets Booklets
The information featured on the Renting with Pets web site is also available in two booklets—one for pet owners searching for pet-friendly rental housing, and one for rental managers looking to implement or promote pet-friendly policies in their community. These publications are available for 85¢ each, with discounts granted for larger orders. For details about the booklets and bulk pricing (http://files.hsus.org/web-files/PDF/PETS_rwp_order_form.pdf)
Is your rental property's no-pets policy costing you money? Nearly one of every two renters in the United States has pets.* You don't have to lose the opportunity to have this market share of renters—a majority of whom could be great residents—solely because they have pets.
If you're a landlord, rental manager, condominium association board member, or someone who simply rents out a house, you probably have legitimate concerns about opening your property to pets. Perhaps you've had bad experiences with irresponsible pet owners and worry about complaints from neighbors. Or maybe you're not sure how to deal effectively with pet-owning residents should problems arise. You may feel that if you allow one resident to have a pet, you will have to let everyone have a pet. But it doesn't have to be this way.
The keys to a successful pets-welcome policy are allowing only responsible pet caregivers to rent from you and establishing effective pet-keeping policies so pet owners, your other residents, and you are happy. Thousands of rental property owners and managers have learned how to do this. As a result they have benefited from lower vacancy rates and longer tenancies.
*Source: American Veterinary Medical Association, 1996.
13 Steps to Developing an Effective Pets-Welcome Policy
1. Limit the number of animals per dwelling. Any person, regardless of the size of his or her home, can maintain only a few pets responsibly. Because pets often are happier living in pairs, do not summarily restrict residents to only one pet per household. Establish reasonable limits based on the activity level of the pet and the care and exercise provided by the owner. For more guidance, read our Checklist for Rental Managers.
2. Allow only traditional pets in your rental home or housing community. Limit residents to having cats, dogs, rabbits, guinea pigs, hamsters, gerbils, ferrets, mice, rats, small caged birds, and fish. Exotic or wild animals such as iguanas and hedgehogs don't belong in homes because they often cannot be kept responsibly.
3. Require that resident dogs, cats, rabbits, and ferrets be sterilized before they reach six months of age. Sterilized animals are much less likely to bite or spray urine. And they won't go through noisy heat cycles. Of course, sterilizing pets also helps reduce pet overpopulation—and prevents pets from breeding in your house, apartment building, or condominium. Require written proof of sterilization from a veterinarian, and keep it on file. (Most veterinarians routinely fulfill such requests for their clients.) Make exceptions for pets if they are certified by a veterinarian to be too old or sick to undergo spay or neuter surgeries.
4. Require that cats and dogs be licensed and up-to-date on rabies and other vaccinations. Dogs and cats should be licensed with the local animal control agency and vaccinated against rabies as required by state or local law. Require written proof of licensure and vaccination status, and keep it on file. (Most veterinarians routinely fulfill such requests for their clients.)
5. Require that pets be kept under control at all times. Cats should be kept indoors or on a harness under direct human supervision while outdoors. Dogs should be on a leash and under human control while outdoors. If you lease a house or townhouse with a fenced-in yard, require that dogs not be left alone in the yard when the resident isn't home, and be sure to expressly prohibit chaining or otherwise tethering animals.
6. Require that cats and dogs wear collars with up-to-date identification at all times. In the event a resident's pet escapes and becomes lost, this will make it easier to return the animal to his or her owner.
7. Require that residents with pets follow a written set of rules related to the responsible keeping of pets in your rental home or community. These guidelines should include proper disposal of pets' waste, and, for larger housing communities, use of designated "pet-only" washers and dryers. See our complete list of recommended pet policies for condominiums and apartment buildings.
8. Do not require that cats be declawed or dogs be debarked. Responsible pet caregivers solve issues such as destructive scratching and barking through humane behavior modification.
9. Evaluate prospective residents and their pets on an individual basis. Breed and size do not indicate a pet's temperament or suitability as a member of your housing community or as a resident in your rental home. For example, weight limits for dogs are usually only useful for units on upper floors of apartment buildings that lack carpeting or other means of effective soundproofing. This is because responsibly kept larger dogs will generally cause fewer problems for rental managers and for neighbors than irresponsibly kept smaller dogs.
So be sure to evaluate each animal on his or her own merits. When possible, check with previous landlords or apartment managers to find out whether the applicants or their pets caused any problems. Interview prospective residents to determine their commitment to providing responsible pet care. For guidance on conducting such an interview, see our Checklist for Rental Managers.
10. Require that prospective residents fill out a pet application form. If you decide to welcome pet caregivers into your rental home or housing community, require that they fill out a pet application form and supply you with a photo of their pet(s). See our sample pet application form.
11. Require that approved pet owners sign a pet addendum to your regular rental agreement. This addendum should state that the resident understands all stated pet-keeping policies, such as those mentioned in Step 7. It should also outline the steps that will be taken in the event a pet-related dispute occurs—such as requiring the use of a local mediator. See a sample pet addendum to a rental agreement.
12. Require a reasonable supplemental security deposit. If allowed by state and local law, require pet caregivers to remit an additional refundable security deposit specifically to cover any damage caused by pets. This additional deposit serves as further incentive to keep animals responsibly.
13. Require that current residents who do not currently have pets inform you if they intend to acquire a pet. State in the lease that residents must get your approval to bring a pet into your housing community before they adopt a pet.
http://www.hsus.org/web-files/Pets_Illustrations/0responsible_pet_owner.gifA Checklist for Rental Managers: How to Identify Responsible Pet Owners
The following is a list of questions to use when interviewing prospective residents with pets. These questions will assist you in getting to know a resident and his or her commitment to providing responsible pet care. We strongly suggest that you meet the pet, especially dogs; a well-groomed, well-behaved pet is one of the best signs of a responsible pet caregiver.
For All Pet Owners
What types of pets do you have?
How long have you had your pets?
Do you have a letter of recommendation from your veterinarian stating that each pet is in good health and up-to-date on vaccinations?
Do you have any written reference for your pets from your current landlord?
Have there been any complaints about your pet at your current address? If so, have you paid your landlord for all the damage done?
Does your pet have any medical or behavioral problems? If so, what treatment or training is he receiving?
May I visit you and your pet after you move in to see how your pet is adjusting?
Who will care for your pet when you are on vacation?
For Cat Owners
Has your cat been spayed or neutered?
Do you keep your cat indoors?
Does your cat use the litter box that you provide?
Does your cat wear a collar with visible identification?
Is your cat registered with the local animal care and control authority (if required by local law)?
For Dog Owners
Has your dog been spayed or neutered?
Is your dog licensed and wearing a collar with visible identification?
Is your dog housetrained?
Do you keep your dog on a leash when you go for walks?
How do you clean up your dog's waste when walking him?
Have you and your dog completed a dog training class?
How much time does your dog spend alone each day?
How often do you treat your dog for fleas and ticks?
Has your dog ever bitten anyone?
Adapted with permission from materials originally produced by the Hawaiian Humane Society.
Pet Addendum to a Rental Agreement
It is a good idea to require approved pet owners to sign a pet addendum to your regular rental agreement. The addendum should outline your responsible pet-keeping guidelines, as well as the steps that will be taken in the event of a pet-related dispute. view our sample pet addendum (http://files.hsus.org/web-files/PDF/PETS_rwp_addendum.pdf)
Pet Application Form
If your rental property or community is open to responsible pet-owning residents, or if you plan to tap into this lucrative market in the future, you should require prospective residents to fill out a pet application form and supply you with a photo of their pet(s).
view our sample pet application form (http://files.hsus.org/web-files/PDF/PETS_rwp_appform.pdf)
Recommended Pet Policies
It will be helpful for both you and your residents to establish written rules for the responsible keeping of pets in your rental home or community. The guidelines should address points such as the proper disposal of pets' waste and the need to keep pets confined and/or under control at all times.
view our sample pet policies for condominiums and apartment buildings (http://files.hsus.org/web-files/PDF/PETS_rwp_policies.pdf)
Spreading the Word about Your Pet-Friendly Policy
Making the most of your pet-friendly policy means spreading the word. With little or no cost to you, you can promote your pet-friendly community or rental home at welcome centers, visitors centers, chambers of commerce, libraries, veterinary offices, pet sitters, pet supply shops, grooming shops, boarding kennels, and dog-training facilities. Be sure to mention your open-door policy for responsible pet caregivers in any classified advertisements, entries in rental guides, or listings with online apartment search companies.
Also contact your local animal shelters or humane societies. They can be helpful resources. Here's why:
They may maintain a directory of pet-friendly housing in which your property can be listed.
They can supply you with flyers about responsible pet ownership and may be able to provide solutions to common pet-related issues or refer residents to trainers and pet behavior consultants.
They may offer services to your residents such as pet parenting and dog training classes, pet behavior counseling, on-site lectures on pet-care topics, and vaccination clinics.
They will help residents who want a new pet to adopt one best suited to their lifestyle and living situation. This means they will steer residents away from an animal who may be inappropriate for your property.
http://www.hsus.org/web-files/Pets_Illustrations/sec_deposit.gifThe Top Eight Concerns of Rental Managers and How to Address Them
1. What about damage to the unit?
Most managers and rental home owners have this concern. You have several options for protecting your property, depending on your local laws.
First, state in the lease agreement that residents are liable for all damages caused by their pet(s), and require an additional refundable security deposit specifically to cover any pet-related damage. If the law allows, don't designate it as a "pet deposit," but instead as part of the security deposit, which can be applied to any and all damages, regardless of the cause.
Second, just as you do with your regular lease agreement, discuss each pet policy with the resident at the time the agreement is signed—and stress compliance. At the end of a resident's tenancy, inspect the unit or home with the resident before he or she leaves. If there is any damage, note it in writing and be sure that both you and the resident sign off on it. Take photographs for documentation.
2. What about mandating that cats be declawed?
Cats may scratch some furnishings and drapes, but it is rare for cats to scratch other surfaces in an apartment or rental home. What's more, it is easy to use positive training techniques to direct this natural behavior to appropriate objects, such as a scratching post. If you manage a furnished property, choose furnishings with fabrics that are less likely to appeal to cats; smooth, tightly woven fabrics are generally less appealing to cats than rougher fabrics. Because removing claws is painful to cats, The Humane Society of the United States opposes declawing when it is done solely for the convenience of caregivers or rental managers.
3. What about odors caused by pets?
Responsible pet owners understand the importance of maintaining a clean and safe environment for their pets. They empty their cat's litter box regularly, clean up any accidents that occur when an animal is ill or old, and pick up after their dog. Requiring that pets be sterilized will make them less likely to urinate as a form of marking their territory, and will remove the pungent-smelling urine of an unneutered animal.
As part of our Pets for Life campaign, The HSUS offers information to help your residents housetrain their pets and take steps to effectively eliminate odors. If you manage a large housing community, you may want to designate a separate washer and dryer so that non-pet-owning residents do not have to launder their belongings in machines used for pet bedding and toys.
4. What about barking?
Unwanted barking can be a frustrating problem that results in an unhappy pet owner, unhappy neighbors, and an unhappy dog. A responsible owner doesn't let her dog's barking become a nuisance. With training, barking problems can be solved. But in the event a dog continues to bark, a pet addendum to the lease should protect your interests, and those of resident neighbors, by spelling out what steps can be taken to rectify the problem. These steps also can apply to noisy cats and birds. Tips and resources for stopping a dog from barking are available from The HSUS.
5. What about pet waste disposal?
Your rental property's pet policies should require that all cats and dogs be kept under the control of their owners at all times. Cats should be kept indoors where they can use a litter box. Cat owners should be instructed to double-bag their cat's waste, and special receptacles should be designated for the waste so that other residents aren't exposed to cat waste in common trash containers. These same waste-disposal guidelines should apply to rabbits, guinea pigs, hamsters, gerbils, ferrets, mice, and rats.
Dog caregivers should be required to pick up after their dogs. Some large rental communities provide designated toileting areas for dogs and may provide disposable dog-waste bags for this purpose. Links to companies that sell small garbage bags in dispenser units are provided below.
6. What about fleas?
Responsible pet owners maintain flea-free pets using the many safe and effective products available through veterinarians. When you interview prospective residents with pets, ask them what kind of flea control program they use. A pet addendum to your rental agreement should reserve your right to have the premises professionally treated, at the resident's expense, in the event there is evidence of fleas after the resident has vacated the premises.
7. What about dangerous dogs?
All residents and their pets should be evaluated on an individual basis. Size and breed do not indicate a pet's temperament, and local laws may prohibit you from excluding any animal based on breed alone. Do not permit particular dogs with a known history of dangerous behavior. Require references from former apartment owners, neighbors, veterinarians, and trainers. Because unsterilized dogs are up to three times more likely to bite, require that all dogs be spayed or neutered. A pet addendum to your rental agreement should include an indemnification clause to protect you and your company from any liability in the event a resident's pet causes any injury to a person or damage to personal property.
8. Where can resident managers and rental property owners get help locally?
Your local humane society or animal shelter may be able to provide free information and advice to your pet-owning residents. Contact your local humane society to find out how it can assist you. If you have residents who would like to adopt a pet, require that they inform you before they bring the pet into the community. The animal care professionals can help your residents successfully find pets that suit their lifestyles and living situations.
http://www.hsus.org/web-files/Pets_Illustrations/0rental_manager.gif Why a Pets-Allowed Policy Makes Cents
For rental property managers, it makes good business sense to maintain a policy that welcomes responsible pet owners. Here are some of the benefits.
You'll attract more potential residents. Almost 50% of renters have pets.* A pet-friendly policy will increase the marketability of your housing property or community.
You'll increase the average length of occupancy. Once pet caregivers find a housing property that welcomes their cat, dog, or other companion animal, they are likely to rent for a longer period than residents without pets.
You'll foster goodwill. Research has proven time and again the benefits people get from sharing their lives with pets. Pets help us live happier and healthier lives. Allowing pets in your housing community will not only help your residents, but also will help you and your company by generating a positive public image.
You'll have a larger number of responsible residents. Responsible pet caregivers—those who are good neighbors and whose pets are well cared for—are more likely to be model residents in other ways, too. Because they know that pet-friendly housing is scarce, responsible pet owners generally strive to abide by all housing rules, even those not related to pets.
The keys to success are accepting only responsible pet owners—those who meet certain requirements such as having all their pets spayed or neutered—and establishing effective pet-keeping policies—such as requiring that cats be kept indoors at all times.
You can take a number of specific steps to ensure you accept only responsible pet owners and then effectively guide pet-owning residents once they move in. Follow the links below to learn more.
*Source: American Veterinary Medical Association, 1996.
Renting with Pets Booklets
The information featured on the Renting with Pets web site is also available in two booklets—one for pet owners searching for pet-friendly rental housing, and one for rental managers looking to implement or promote pet-friendly policies in their community. These publications are available for 85¢ each, with discounts granted for larger orders. For details about the booklets and bulk pricing (http://files.hsus.org/web-files/PDF/PETS_rwp_order_form.pdf)