Allowing my renter to get a dog. Got some questions.

[HardDrive]

My renter wants to get a dog. She is a great renter, and I want her to stay as long as possible. I am open to it, and in fact bought this house with that in mind. It has a large, fenced back yard. I'm aware there are plenty of downside to this, and I'm prepared to suck it up and deal with them.

My first question is regarding insurance. I know my current insurance does not cover animals, so I would need to expand the policy to cover them. I've already told the renter that I would not allow dogs off the 'dirty dozen' list, simply because I don't want the risk, and very well may not be able to get insurance for them. So how much of a boost in my insurance cost can I expect to cover dogs?

Second question is more open ended. Can you offer up suggestions for lessening my risk of damage? I had a notion to install a kennel and dog house so they have a outdoor place to keep the dog.

Any advice would be appreciated. Again, I realize the first answer from some will be 'don't', but I like the idea of allowing dogs to make the house more marketable.

Thanks,
Josh

[wdfifteen]

Figure complete replacement of carpets if she stays there long. If they soak the carpet with pee the smell can be masked for short periods, but it will eventually come back and possibly cost you future rentals. Some small dogs are especially hard to house train.

[asphaltgambler]

Here in Va my landlord required an additional $1700 pet deposit, proof of renters insurance showing minimum $50K liability prior to any other deposits / signing

[HHI944]

Wow, when I moved in the place I live now (nearly 7 yrs ago) the LL asked if I had a pet.....yup......ok, so how does a $300 pet deposit sound?

[yazhound]

Depends on the breed but dogs are social animals and keeping it outside away from the family ( your renter) may cause unforseen problems. I have seen two Basenjis tear apart french patio doors in the matter of an hour.

I have always has indoor dogs and experienced only minor damage with them as pups and the occasional pee problems from one or two when they have gone too long without a potty break. My fault for sure. May run into the occasional gut problem the leads to a bigger mess but that can be controlled with maintaining proper diet.

The biggest predictor is the dog itself. I have had a dog that would not mess in the yard and surely not the house. I have had dogs that were old souls as pups and caused no problems their entire lives.... never had a dog display unwarranted aggression.

Believe the earlier post about additional insurance et. al., is a bit excessive. Find out about the dog in question. And, best home alarm system is an indoor dog far more than alarm system.

[recycled sixtie]

Fortunately we have a condo rented out and dogs are not allowed according to the bylaws. My mother's experience about 15 years ago was really bad. She unknowingly rented out her row house in the UK to a drug addict who had a dog. After minimal rent and damage deposit received the tenant did not pay any more rent for the whole year.

Now folks take advantage of an older woman landlord namely my mother and after a year she got the bailiff to boot out the tenant. Now just coz your tenant has been good so far does not mean that the dog will be just as good. If it was me I would say no to the dog. Are you really prepared for what can happen? Dog smell, dog damage etc.

If it was me I would say no to the dog. If she wants a dog still tell her to move. Sorry but I can be a cruel heartless asshat when it comes to my property. Tenants are tenants for a reason. Good luck! It may turn out okay but it may not.
Cheers, Guy

[Groesbeck Hurricane]

What kind of dog? What is her reason for wanting a dog?

I would not want to lock my dogs into the backyard and never allow them into the house. They would go crazy and create TONNES of problems! Living inside with us they are well behaved and adjusted. None of our last five dogs has been destructive of property inside the house.

Our newest hairsuit likes to run up and down the back fence and has destroyed the grass along the fence. I do not like it but the dog takes good care of Wife! Items of priority!

I would think a well adjusted lap dog would be ok and would just about flat out refuse any type of aggressive breed (read as pitbull types). Keep in mind a standard poodle is big and strong enough to put a grown intruder on the ground while not looking too aggressive.

Oh, we have Groenendahls. I am also fond of Collies and Standard Poodles.

[asphaltgambler]

Regarding the excessive $$ pet deposit - we were astonished at the amount ourselves. It is more than our monthly rent! It was not based on the breed. The local RE management company in our area is more like the 'mob' than a business. They are unfortunately the big gorilla in rentals here albeit very poor in their..........................ahem............... services. I do not understand how they continue to obtain new clients/owners for leasing as they have such a bad reputation. 'nother thread.

[Bill Douglas]

I have a couple of tenants with dogs. I like tenants with dogs as most landlords won't have them so they stay longer. My GF has ones with rabbits. They give the lawn death but who cares - they pay a high rent and we never hear from them.

I don't worry about possible damage or extra insurance as it comes under the same set of rules as if the tenant themselves damaged the place.

Dog people are great people

[aigel]

I would ask for proof of liability insurance for min $250k. I would also not worry about a kennel. She can buy one for $300 that's portable (4x8) with a tarp roof. You must assume the dog will be in the house. Most 'outside dogs' will be in the house when the landlord isn't looking. I would also ask for an extra deposit on the order of $1k, if legal in your state. These things will ensure that she really wants to have a dog and that she has the funds to have a dog.

G

[Jrboulder]

Originally Posted by aigel

i would ask for proof of liability insurance for min $250k. I would also not worry about a kennel. She can buy one for $300 that's portable (4x8) with a tarp roof. You must assume the dog will be in the house. Most 'outside dogs' will be in the house when the landlord isn't looking. I would also ask for an extra deposit on the order of $1k, if legal in your state. These things will ensure that she really wants to have a dog and that she has the funds to have a dog.

G

+1

[aigel]

Originally Posted by yazhound

Believe the earlier post about additional insurance et. al., is a bit excessive.

In a house, I would always ask for liability coverage, even without pets. Otherwise any liability issue the tenant caused on your property may come right your way. That includes burning down your house. It'd be nice if their insurance covers it over yours.

G