You know it’s profitable to be pet-friendly—and it’s 100% understandable to want to protect your home. That’s your investment, after all! So setting boundaries on what types of pets you will allow in your home makes sense.
This time around we’re going to focus on specifically on man’s best friend.
Maybe you decided to allow small dogs only since the most common dogs breeds listed on the restricted breeds list tend to be large or medium sized pooches. But are small dogs always the better choice?
While small dogs are compact, easy to carry, and generally adorable, does that mean the destruction and havoc they can wreak is just as small? Not necessarily…
Take a look at 8 provisions you want in your rental agreement when considering small dogs.
#1—Medical
Small dogs have a lot of potential medical problems. While most won’t affect your home, conditions like Pancreatitis can create a considerable bio-mess from vomiting or diarrhea and can be brought on by other issues such as obesity, infection, and metabolic disorders. Ask the tenant for a copy of the dog’s medical history from the vet’s office.
If the tenant cannot furnish the documentation, require the tenant to have their dog seen by a vet ASAP for a full check up. If there are underlying conditions, it’s better for both you and owner to know—and could even be life-changing for the pup!
This is not an immediate disqualifier; if you choose to allow a dog in that has a medical condition that could cause property damage or odor, ensure that the tenant performs due diligence in attending to their pup’s needs.
#2—What about Pee Pads?
While pee pads are helpful for housebreaking puppies and senior dogs, make sure you set clear ground rules on the acceptable length of time you allow pee pads to be used and how often they must be changed.
Samuel Liapis posted on BiggerPockets.com the following experience:
I allowed[ed] a small dog in one of my rentals and I regret it. Reason being is the lady does not walk the dog. She uses those pee pads and it's horrible. But seeing as I already allowed it and I didn't have that provision in the lease, I have to deal with it until she is ready to move out. Sometimes the front hallway smells like pee =(
Make sure you put that the dog must be walked. No PEE PADS!
No one should use pee pads as a substitute for taking dogs out to do their business on a regular basis. A tenant renting your property—and causing wear and tear—should act as a responsible owner, which includes a dog’s need to go potty. A lack of physical interaction and regular physical activity (like regular potty walks) can also lead to a bad attitude and a host of related problems or potentially destructive habits. Set boundaries with your tenants and their pooches and stick to them.
#3—Behavior and Attitude
Training and interaction can factor into the notorious “small dog attitude” but so can breed itself.
For example, out of the 35 most common dog breeds, Chihuahuas top the list for most aggressive behavior while the American Pit Bull Terrier consistently ranked low for aggressive behavior. Physical traits such as a height, weight, and head shape are actually good indicators of a dog’s actual behavior—good training and regular, positive interaction notwithstanding.
Have a list of unacceptable behaviors and attitudes that you will not tolerate from a tenant’s pup clearly outlined in your pet rental agreement. This will protect you and your property from any potential backlash should you have to sue a former tenant for doggy-caused damages.
#4—Aggression
Whether this is due to improper correction of aggressive behaviors such as barking madly at another dog or person, medically-related aggression, or lack of training, small dogs have a penchant for aggressive behavior.
Reddit user PM_ME_UR_COCKTAILS provided this (painful) anecdote:
[A]nd while small dogs aren't as likely to injure as big dogs, they definitely can. We have a tenant with a tiny little dog that bit through a [painter’s] shoes and got his foot. I've also found small dogs to be way more aggressive in general.
Make sure that you ask tenants/potential tenants about the temperament of the their pet before allowing the pup onto your property. Unfortunately, people may not tell the whole truth about their dog’s temperament so keep that in mind as well.
Try to conduct this doggy interview where there’s space to walk and be sure the owner has their pup on a leash as an extra measure of safety. Along with asking the owner question, you want to judge how the pup reacts to being approached. Walk briskly, walk slowly, walk dominantly (chest out, straight back, chin lifted).
While you are testing the aggression level of the potential canine-tenant, please exercise caution. If you feel threatened, move away ASAP.
#5—Non-Refundable Pet Deposit & Clear Tenant-Owner Responsibilities
We’ve addressed this before in our 18 Ways to Have a Pet-Friendly Rental blog, but pet deposits are an absolute necessity if you’re going to rent to tenants with pets. This is one of the easiest, most effective ways to protect yourself and your property.
Andrea Collatz at TransUnion SmartMove provides a fantastic list of typical policies including the responsibilities of the owner/tenant. Make sure your tenant keeps a lockable cage, crate, or wire kennel on premises for handyman repairs, maintenance, etc. and that the lock actually works.
Another suggestion: Require your tenant-owner to purchase renter’s insurance...just in case.
#6—Biting
Dogs that bite are no joke. While we’ve already discussed that breed does hold some sway over aggressive tendencies, temperament, and overall behavior, science also backs breed tendencies to bite. And, again, smaller dogs have a higher propensity to act aggressively or even attack. From the American Veterinary Medical Association (AVMA):
Based on behavioral assessments and owner surveys the breeds that were more aggressive towards people were small to medium-sized dogs such as the collies, toy breeds and spaniels. For example, a survey of general veterinary clientele in Canada (specifically practices in New Brunswick, Novia Scotia, and Prince Edward Island) identified Lhasa Apso, Springer spaniel and Shih Tsu as more likely to bite.
In dog bite cases, the owner is at fault—usually. There are, however, instances where the landlord will be held liable if a dog living on your property bites someone. Again, be sure to make your pet addendums/agreements iron clad and abide by them.
#7—Must Bring Pet for Intro
Make bringing the potential pup in for a meet-and-greet with you mandatory. This way you can see for yourself if the little dog in question actually displays any signs of aggression or behavioral issues. Plus, this is just a good habit to be in.
Watch how the owner deals with their pet. If they have no control or seem abusive, then it's a no go.
After the pet has grown accustomed to the place (5-10 minutes), observe their behavior. Any signs of extreme anxiety (for dogs, means they'll bark or whine when owner is gone, or destroy property) or aggressive behavior, is another no go.
And...you have to check pet references.
If the interview does not go well or you don’t get a good feeling from the dog, you are well within your right as a landlord to protect you and your property to say “no”.
#8—Licenses and Vaccinations are Required
Before getting attached to a potential new fur tenant, make absolutely sure that all required vaccinations and licenses are current. Familiarize yourself with your state’s particular statutes surrounding proper pet ownership, most of which are easily accessible online (Ex.: Florida Statute found here).
SUMMARY
Medical—Know the health of any incoming pup
Say no to pee pads unless OK’d by you under specific and defined circumstances
Behavior, attitude, aggression—While there are a lot of nature/nurture/physiological factors, actually get a firsthand feel for a pup by conducting a face-to-face interview
Protect yourself from potential bite-prone pups
Ensure that required vaccinations and licenses are up to date, and that proof is provided
We’re not discouraging you from renting to a tenant with a small dog; just take extra care in protecting your and your property from these occasionally temperamental, tiny tornadoes. In generally, it’s better to be safe than sorry.
And sometimes, bigger really is better.
If you need help creating the perfect rental agreement, reach out to us. Our rental agreements are written to protect not just the tenant, but the property owner as well.
The first step? Finding out how much you should be charging for your rental home.
Get your Free Rental Analysis here.
Navy to Navy Homes
4540 Southside Blvd, Suite 702
Jacksonville, FL 32216
904-900-4766
_9.png)
