Pet Policies That Protect Your Columbus Investment Property

More than half of the potential tenants in the U.S. are pet owners, but there's a reason why many are struggling to find pet-friendly housing. Rental property owners don't want the additional risks, such as accelerated wear and tear or pet damage.

The solution lies in creating pet policies that will protect your investment. Making your rental property pet-friendly doesn't necessarily mean you have to brace yourself for the potential damage. You don't have to sacrifice an entire pool of pet-owning tenants if you know which rules to implement.

Key Takeaways:

• A pet-friendly policy expands your tenant pool. Over half of renters own pets, so a structured policy fills vacancies faster than a blanket ban.
• Eligibility criteria reduce risk upfront. Breed, weight, unit limits, and vaccination proof let you screen pets like you screen applicants.
• Fees should match the risk. A refundable deposit, monthly pet rent, or a one-time fee (or a combination) covers both upfront and ongoing wear and tear. 
• Written lease addenda prevent disputes. Behavior rules, damage responsibility, and cleanup expectations only hold up if signed, not just discussed.
• Service and support animals aren't pets under the law. The ADA and Fair Housing Act require accommodations and prohibit pet fees, so they need a separate process.

Starting with Eligibility Criteria

By enforcing certain rules in your rental property, you can minimize risks and reduce potential disputes among your tenants. Start with criteria you can use during the pet screening process as you identify breed, size, and vaccination history.

Species and Breed Restrictions

Many landlords choose to limit dogs to certain breeds and weight classes, since some types can be more disruptive than others. For instance, a Belgian Malinois is considered a high-energy breed and may need more space for physical exercise and mental stimulation. Pet breed also plays a part in insurance carrier restrictions, where specific dog breeds are flagged for potential aggressive behavior, so be sure to check that before setting pet policies.

Weight and Size Limits

A small or medium dog can be more manageable than a large dog, especially in smaller rental units. A 20- or 40-pound cutoff is common in apartments and multi-unit buildings, particularly where noise and space are concerns. This is among the smart pet policies that can help you minimize property damage instead of implementing a no-pet policy.

Number of Pets per Unit

Two is typically the limit landlords or property managers allow in a single rental unit, though it can vary by unit size. It can also depend on the property type, especially since barking dogs can lead to noise complaints, especially when several dogs are making noise.

Proof of Vaccination

If you have a pet-friendly multifamily property, you may have several pet owners on the premises. Vaccination protects pets and tenants from potential health risks. Require tenants to provide proof of pet vaccinations and licenses. Even with responsible pet ownership, animals can still get sick.

Fees and Pet Deposits to Cover Risks

Pet fees and other charges help cover the additional cleaning and maintenance costs associated with being a pet-friendly rental.

Pet Deposits

Charging a refundable pet deposit is similar to the standard security deposit tenants typically pay. Some states limit total security deposit to one month's rent, but the limit in Georgia is higher at 2 months' rent. Pet deposits typically range from $200 to $500 per pet, depending on the property type and associated risks. Renters normally prefer these since they get a refund of the deposit when unused.

Pet rent

A monthly pet rent is a small additional charge added to the tenant's rental rate, typically ranging from $25 to $75 per pet, depending on the rental property. It will compensate for the ongoing wear and tear a pet causes throughout the renter's tenancy, rather than a limited pet deposit. This benefits the landlord more, but it may be a dealbreaker for other tenants.

One-Time Pet Fee

A non-refundable pet fee covers extra cleaning or pest treatment between tenants, regardless of whether damage occurred. Allowing pets means incurring higher maintenance costs at turnover, and this rental pet policy can help reduce those costs. You can also use this to add pet-friendly features in your rental property.

Pet Addenda to Include in the Lease Agreement

A comprehensive rental pet policy shouldn't just cover the pets allowed at your property and the requirements for applicant approval. Even with responsible pet owners, you need to set rules to minimize wear and tear and protect your tenants from incidents.

1. Behavior Expectations: The lease or pet agreement should detail expectations for pet behavior. No excessive barking, no unattended pets in common areas, and a leash requirement in shared spaces.
2. Damage Responsibility: Use explicit language stating what the tenant is financially responsible for when their pet causes damage.
3. Cleanup and Waste Disposal: This pet policy matters most in shared pet spaces, such as dog parks. Clear pet rules promote responsible pet ownership and keep your property clean from pet waste. It also keeps non-pet owners happy.
4. Renters Insurance with Pet Coverage: Requiring tenants to obtain pet insurance is crucial, as it also covers liability and provides an extra layer of protection.

Knowing the Difference Between Service Animals and Pets

Service or assistance animals are not considered pets under the law, which means even a well-defined policy will not apply to them. Service animals perform certain tasks for a person with a disability or medical condition.

Americans With Disabilities Act (ADA)

The ADA is a federal law that states that service animals are exempt from pet restrictions and policies, including pet rent, pet deposits, and other pet-related fees. However, a landlord may ask a tenant to move out if the service animal causes property damage or harms other tenants.

Fair Housing Act

Fair housing laws protect both service animals and emotional support animals (ESAs). They are not limited to dogs and can include other species, such as cats, rabbits, guinea pigs, birds, fish, and other small animals that can be kept at home. You are expected to provide reasonable accommodations, notwithstanding any no-pets policy or other restrictions on pets.

The Fair Housing Act prohibits charging fees for service or emotional support animals, although, unlike service animals, ESAs require documentation from a healthcare provider.

FAQs

Can I charge a pet deposit and pet rent at the same time?

• Yes, in most cases, as long as the combined total stays within any state or local deposit limits. A property manager familiar with Columbus-area rules can help structure this correctly.

Do I have to allow emotional support animals even with a no-pets policy?

• Generally, yes. Landlords must make reasonable accommodations for ESAs and cannot charge pet rent or deposits, or impose breed or weight restrictions on them.

What documentation can I request for a service or support animal?

• For ESAs, you can request documentation from a healthcare provider. For service animals performing an obvious task, you generally can't demand documentation.

How a Property Manager Can Protect Your Property

A strong pet policy balances tenant demand with property protection through clear eligibility rules, fair fees, signed lease addenda, and fair housing compliance. Getting it right takes ongoing attention to local regulations and insurance requirements, which is where a dedicated property management partner helps.

Ten 20 Property Management can help you enforce pet policies to ensure responsible tenants, as well as remain compliant with laws that concern pets in rental properties.

Contact us, and we can discuss how our services can benefit you.

More Resources:

What Should Columbus Landlords Include in Their Rental Criteria

Comprehensive Property Management Techniques for Fort Benning Landlords