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Houston Property Management Tips

Deciding on Pets

Deciding on Pets

Most Owners shudder when you mention pets. To be perfectly honest, this is an understandable reaction since there are times when tenants allow their pets to cause considerable damage or liability. However, when facing the issue of pets, Property Managers and/or Property Owners often need to use a logical approach. Saying “no” to a pet right away can often lead to illegal pets or possibly missing the best tenant.

The Application & Advertising

Whether or not a Property Owner allows a pet, it is always advisable to have an area for disclosing pets in an application-to-rent. It is important to obtain as much information on the prospective tenant, particularly if you want to determine whether they do have or do not have pets. If another landlord reveals that the applicant has a pet, this becomes solid ground for refusing the applicant. We have partnered with to process the prospective Tenants with pets or service animals. Pets and Pet Owners are not equal. Having a consistent screening process for pets in place will help reduce liability and put us on the path to better pet management. It is no charge to our Property Owners and the folks at PetScreening provide a FIDO score for pets, along with verifying information is correct for service animals/ESA’s and will provide a “No Pet” application for those that state they don’t have pets. 

Consider Pets Negotiable

If you are saying no to all animals, consider saying, “pets negotiable.” The problem in stating a definite “no” is the prospective tenant may be the right person for the property. When you say “negotiable,” it allows the landlord to select a tenant who has an appropriate pet or just decline the applicant. Well-qualified applicants generally extend the care for their pets to caring for the property. It would be better to have them list their pets, examine the information, and then make an informed decision.

Pet friendly properties have many advantages such as, tenants stay longer in the property so you have less turnover costs, and the property can command higher rent. Processes to ensure no damage to the property and an annual walk thru, which the tenant pays for, are a few things that protect the Owner and the property. 75% of the population has pets and now-a-days pets are more like family so being open minded to pets will encourage qualified candidates to apply.

Is The Property Pet Friendly?

This is a logical step to consider. Obviously, a townhouse with a postage stamp backyard generally is not suitable for large breeds of dogs. The prospective tenants may tell you their pet never makes a mess, has never caused damage, they walk it every day, always pick up any animal droppings, and it is accustomed to living in a one-bedroom apartment for years. Common sense must prevail when renting the property to someone with a pet or pets. Look at the property objectively and discuss the issues with our management company on what pets are suitable for the property before putting it on the market. In addition, many HOA’s have restrictions on pets such as the size, weight, or number of pets allowed.

Animals to Avoid

There are pets to avoid and mostly this comes down to “dangerous and destructive.” Some people relegate this to a Pit Bull, Rottweiler, Doberman, large or small snakes, rats, etc. However, any animal that is vicious or dangerous, large or small, can be a problem. Good tenant screening often takes care of this problem. The Pet Addendum will list unacceptable behaviors and if the pet becomes a nuisance or the tenant is not following the rules then the lease and addendum are enforced. Insurance companies often carry a “dangerous pet” list and you can check with your provider on what animals they have listed and could cause problems with claims. Keep in mind it is the behavior that is important more than the breed.

It is also important to determine what defines a pet and if it meets the requirements of the zoning laws for the property. There are areas that allow farm animals, but this is not normally the case – this will eliminate people who may want to raise chickens, a cow, sheep, horses, etc.

Service Animals are NOT Pets

Always remember that if a person is disabled and they have an authorized service/comfort animal, they are NOT pets. You can screen disabled persons just like any other applicant, but you cannot turn them down just because they have a service/comfort animal. Generally, most service animals are fully trained and well behaved. It must be the rental history, not the service animal, that determines whether to accept or deny the applicant.

Additionally, under Federal Fair Housing, you cannot charge any amount of deposit, or pet rent for a service/comfort animal. It is illegal and landlords can incur serious fines and damages if they charge the disabled for a “pet.”

The Bottom Line

When you are in doubt concerning pets, use common sense and proceed with caution. Discuss your questions and concerns with us and we can assist you on the subject of pets. Then, if you still feel you want to say “no” to a pet, you can.