How to Create a Pet-Friendly Rental Policy: Insights from Key Realty Center in Elk Grove

The purrrr-fect pet policy will do an excellent job of protecting your Elk Grove investment property from the potential damage that pets can do while also welcoming these furry family members that are so important to a large number of tenants. 

More than half of the potential renters in the local tenant pool have at least one pet. That means what you think it means; by disallowing pets in your property, you’re eliminating a large pool of tenants and looking at a much longer vacancy period. It could take months to find a pet-free renter who wants to live in your property. 

At Key Realty Center, we’re quite good at crafting pet policies, screening pets as well as screening tenants, and creating an environment that’s both welcoming to pets and consistent when it comes to lease enforcement and tenant accountability. 

Here’s how to create a pet-friendly rental policy for your property when you want to maximize earnings minimize vacancy, but also protect your investment against unnecessary damage and risk.

Screen Pets and Owners 

To reduce the risks associated with allowing pets in your rental property, it’s essential to screen both the animals and their owners rigorously. While tenant screening is pretty standard, and if you’re leasing a property on your own you likely have a process in place, pet screening requires a little extra effort. We have established a screening process to evaluate potential pet occupants. 

Here’s a step-by-step guide:

1. Require a Pet Application

Have tenants complete a pet application for each animal they plan to bring into the property. The application should request details such as:

• Animal type, breed, and weight

• Veterinarian information and vaccination records
• Pet behavior history, including any past incidents

2. Schedule a Pet Interview

Consider meeting the pet in person to assess its temperament and behavior. This can help you determine if the pet is well-trained and sociable. Look for signs of aggression or anxiety, which could lead to issues down the line.

3. Request Pet References

Ask for references from previous landlords or neighbors familiar with the pet. They can provide valuable insights into the pet’s behavior and the tenant’s responsibility as an owner.

4. Verify Vaccinations and Health

Pet health is crucial for preventing the spread of disease and keeping all residents safe. Require proof of up-to-date vaccinations and regular vet check-ups.

5. Consider a Pet Agreement

Once approved, have tenants sign a pet agreement. This document should reiterate the pet policy and outline specific conditions, such as noise restrictions and property damage responsibilities.

Screening pets involves checking their vaccination records because you don’t want to put neighboring animals or people at risk. You also don’t want to be fumigating your property during the turnover period or treating your carpets for fleas because a previous tenant did not take great care of their animals. 

Ensuring they have proper identification is also important so that pets are easily identified when you or a maintenance worker happens to be at the property. Establishing the pet’s behavior and temperament is best done through a pet interview. 

Establish Clear Pet Policies and Include Them in Your Lease Agreement

Never rent to a tenant who has pets without asking them to review your pet policy so that they know what’s expected and required. The pet policy protects your property. A strong pet policy will spell out the rules and restrictions that will apply to tenants with pets, as well as the consequences for breaking the rules. 

Here are some of the things your pet policy absolutely must include: 

• Restrictions on pets

Most of the Elk Grove landlords we work with don’t want a tenant moving in with a litter of kittens. So, we make sure that the pet policy we provide establishes a limit on the number of pets a tenant can have and what kind of animals will be considered. 

Owners have a lot of liberty here. You can say only one pet per tenant. Or, two pets. Or, one dog and one cat. The exact parameters around what you’ll allow is up to you because pets are not a protected class. You do not have to allow them at all, and if you do allow them, you can decide which pets you’ll accept and which pets are a no-go. 

You can restrict the animal type, as well. Maybe you don’t like cats, but you’re fine with dogs. You can welcome cats and dogs but not reptiles and birds. Or, you can implement size and age restrictions. Only pets that are at least two years old, for example. Or only dogs that weigh less than 20 pounds. 

• Pet fees, deposits, and rent

There should be some skin in the game for tenants who are moving in with pets. Your policy should also include any additional rent or fees required for pets, such as pet deposits, monthly pet rent, or non-refundable pet fees. Be careful with pet deposits. In California, the restrictions on security deposit limits have changed. You’re now only able to charge the equivalent of one month’s rent (unless you’re exempt), and that amount must include all deposits, including a pet deposit. So, a pet fee might be a better bet. It’s a non-refundable sum that tenants pay for moving in with a pet. You can also charge a monthly pet rent.

• Leash and pet waste expectations

You can require that dogs be leashed when outside of the property. You can also require that their waste is not left in the yard, but instead disposed of properly. We have seen pet policies where cat waste is asked to be double-bagged when thrown away. Whatever will make you feel better about having pets in your rental property is fair game when it comes to putting together a pet policy. Talk to us about your biggest concerns, and we’ll make sure the right protections are in place.

Being specific in what we will allow and what we won’t allow is the best way to reduce confusion, set expectations, and allow us to hold your tenants accountable to the pet policy they agreed to when they signed the lease.

Pet Inspections for Elk Grove Rentals 

A strong pet policy will also require routine pet inspections. 

Conducting pet inspections and maintenance walk-throughs can help to protect the condition of your investment property. You’ll be able to avoid damages or at least spot potential damages before they become too serious and expensive to repair. 

We recommend scheduling a walk-through at least once during the lease term, perhaps a few months after the tenant and their pet move in. You’ll want to provide plenty of notice, and you’ll also want to make sure that this inspection is written into the lease agreement and your pet policy. California tenants have the right to privacy and quiet enjoyment, so you’ll need to be transparent about your reasons for entering the property. 

Inspect with the tenant present, and check for any potential hazards that could be caused by the animal, such as scratching, chewing, or digging. Periodic inspections ensure your property is safe and any damages caused by the pet are repaired.

Address Dangerous Dog Breeds in Pet Policies 

Anyone who owns a pair of Pit Bulls will tell you that despite the negative connotations that come with the breed, their dog is just as sweet as can be. 

It’s probably true. However, most insurance companies are not prepared to believe that about Pit Bulls or similar breeds. 

Most insurers keep a list of dangerous dog breeds, and they will not cover any incident that involves the dog on your property. The list includes dogs you’d expect, such as those Dobermans and Pit Bulls. It also includes Rottweilers, Alaskan Malamutes, Great Danes, Siberian Huskies, and others. 

This does not mean you have to forbid the dogs – it simply means you have to be aware of the insurance that will not apply. If you’re going to allow a tenant to move in with one of these breeds, require tenant liability insurance which will protect you against any claims after a dog bite. 

It’s a good idea to require renter’s insurance anyway, especially when you’re allowing pets. Mandate tenants to carry renters insurance that covers pet-related damages. This adds an extra layer of protection for both parties. 

When you decide to allow pets in your Elk Grove rental property, you’re setting yourself up for a profitable rental experience. You’ll have an easier time attracting and retaining good tenants. It’s important that you protect yourself and your investment, however. 

That’s why we’re here. We can put together a strong pet policy that delivers peace of mind to property owners and also offers freedom and flexibility to pet-owning tenants. We can also make some recommendations about durable materials inside your rental property when it’s time for upgrades and improvements. Pet-friendly materials and finishes, such as scratch-resistant flooring and stain-resistant carpets, minimize potential damage and maintenance costs.

Please contact us at Key Realty Center for more information about pet policies and property management in Elk Grove.