Pet Friendly Housing

GUIDELINES FOR RENTING TO RESPONSIBLE PET OWNERS

>Renting to responsible pet owners can be a rewarding experience rather than a headache for property managers who know how to screen prospective tenants. Pet clauses can be added to a lease to enforce all agreements made between landlords and responsible tenants with pets. 

Many landlords fear that if they allow one tenant to rent with pets, they will have to allow anyone with a pet to rent a property. While there are Federal housing laws that protect senior citizens and persons with disabilities from being forced to abandon their pets, those laws don't apply to the general pet-owning population. Property managers and owners are free to formulate pets-allowed policies that will work for them, and to screen prospective tenants to meet the requirements of those policies.

The following tips will help make a pets-allowed policy work for you:

Screen applicants. Ask for references or records from veterinary clinics, dog training schools, pet therapy programs, previous landlords, or the humane society from which the animal was adopted. The Washington Humane Society conducts home interviews for all adopted pets to ensure that the animals will be well cared for. 

Require spaying and neutering for dogs, cats, and rabbits. Spayed and neutered pets are better-behaved, healthier, and pose far less potential damage, such as urination due to territorial "marking." 

Require that pets be licensed. Washington, D.C. law requires that all dogs over the age of four months have a city dog license. Licenses may be obtained by calling the D.C. Animal Control Agency at 202-576-6664. 

Ask how often and how the tenant plans to exercise their dog. Responsible tenants will exercise their dog for at least ½ hour in the morning, and ½ hour after work, with additional walks in the late evening and mid-day if necessary. Many urban pet owners even hire dog walkers for mid-day exercise or send their dogs to day care! Ask how he or she will dispose of pet waste. Responsible tenants are used to picking up dog droppings and disposing of them properly, and will understand that certain areas of the property are off-limits for dog walks. Responsible cat owners will be able to tell you which brand of cat litter they use, that they clean the litter box at least once a day and bag and dispose of litter properly. All such agreements can and should be made an addendum to the lease.

Limit the number and type of pet(s) allowed. Generally, dogs, cats, small mammals, fish, and small parrots are best suited for rental housing. The Washington Humane Society adopts dogs and cats into responsible multi-pet homes every week, with great results. Landlords may contact WHS at 202-BE-HUMANE (202-234-8626 for further advice on individual situations.

Keep an open mind. Don't insist that cats be declawed - it is a painful procedure that often leaves the animal with severe behavioral problems. Responsible cat owners know how to trim their cats' nails and provide them with appropriate items for clawing. Don't assume that the size of a dog determines its suitability for apartment life. Many of the larger breeds and mixes, such as Great Danes, Greyhounds, and Saint Bernards are couch potatoes who are perfect for life in a small apartment with short exercise sessions outdoors! Many of the smaller breeds have much more energy (but fortunately they can get a lot of their exercise chasing a ping pong ball around the living room)!

Charge reasonable pet deposits. Serious tenants will understand that an additional pet deposit is part of the rental agreement. The average deposit is generally between $100-$250 and covers pet-related damages over and above the standard security deposit. It is best to put in writing what is considered a pet-related damage beyond "normal wear and tear." Some landlords charge a standard nonrefundable fee for things like carpet cleaning or floor refinishing when the tenant moves, regardless of any particular damage a pet may or may not have caused. 

Determine flea control programs. Modern flea control products such as Frontline Top Spot and Program eliminate the issue of flea infestation altogether. Feel free to ask how the tenant controls fleas.

Put all pet policies into the lease or addendum to the lease. If dogs must be walked on leash on apartment grounds and in hallways at all times, put it in writing. If pets must wear ID tags at all times, add that. Waste disposal rules, policies on noise (which will fall under the "quiet enjoyment" clause in most leases) and any other concerns should be in writing and initialed by the tenant at the time the lease is signed. Rules for warnings and procedures for pet-related problem resolution should also be made available to the tenant at the time the lease is signed. You may want to adopt a three-strikes warning system for any repeat offenders and give the tenant a chance to correct the problem before pets or tenants are asked to leave.

Feel free to ask to meet the pet(s). A responsible tenant will eagerly bring their pet to you and proudly demonstrate their animal's dazzling obedience, perfect grooming and good manners!

Call on us for help. We'd be glad to answer any of your pet-related questions. Call our Office of Community Outreach at 202-BE-HUMANE (202-234-8626), extension 226.