Breed list - More To It (by RentsDue [MA]) Apr 2, 2021 10:17 PM|
Breed list - More To It (by Nicole [PA]) Apr 2, 2021 10:22 PM
Breed list - More To It (by cjl [NY]) Apr 3, 2021 9:59 AM
Breed list - More To It (by 6x6 [TN]) Apr 3, 2021 10:09 AM
Breed list - More To It (by DJ [VA]) Apr 3, 2021 12:44 PM
Breed list - More To It (by DJ [VA]) Apr 3, 2021 12:45 PM
Breed list - More To It (by Allym [NJ]) Apr 3, 2021 1:39 PM
Breed list - More To It (by Vee [OH]) Apr 3, 2021 5:52 PM
Breed list - More To It (by Hoosier [IN]) Apr 4, 2021 5:30 PM
Breed list - More To It (by Busy [WI]) Apr 5, 2021 8:05 PM
Breed list - More To It (by RentsDue [MA]) Apr 6, 2021 7:39 AM
Breed list - More To It (by wmh [NC]) Apr 6, 2021 8:11 AM
Breed list - More To It (by Jim [OH]) Apr 6, 2021 10:07 AM
Breed list - More To It (by RentsDue [MA]) Apr 6, 2021 11:34 AM
Breed list - More To It (by 6x6 [TN]) Apr 6, 2021 2:18 PM
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Breed list - More To It (by RentsDue [MA]) Posted on: Apr 2, 2021 10:17 PM
A recent post about the insurance aggressive dog breed list has been bothering me all day. The insurance companies have managed to brainwash us yet again. Landlords have been conditioned that pit bulls are bad and Labrador Retrievers , Beagles, etc. are good. Please hear me out . ď ListedĒ breeds are bad ( for business) because when they do bite it is usually catastrophic. The bite incidence is higher than other breeds so they are obviously more of a risk. Labradors, Goldens ( and other non aggressive list breeds )are bred for temperament and are low risk . We think they are safe because they are not on the list and most of them are. People pay thousands for that temperament that is successfully bred into about 90% of ď family dogsĒ . Ever wonder about the other 10%. I donít.....that is the dog that the rescue sends my way. Remember the first face transplant recipient? That woman sustained that injury from a lab, her own lab. So, minimize your insurance risk by adhering to their list . Iím not downing any breed. Treat each dog as individually as each tenant. More importantly,- Please meet any dog you are considering allowing into your investment property, as your exposure to risk isnít as easy as referring to a list. And for the record, labs make excellent guard dogs. You can definitely outsmart them, but you wonít outrun them.
Breed list - More To It (by Nicole [PA]) Posted on: Apr 2, 2021 10:22 PM
I believe in Pennsylvania the insurance companies cannot exclude specific breeds. Individual dogs that have been deemed "dangerous" have a whole set of rules that most landlords would not want to be associated with. --72.70.xxx.xx
Breed list - More To It (by cjl [NY]) Posted on: Apr 3, 2021 9:59 AM
My insurance company doesn't even have a list (or when I asked a few years ago my agent said "no, we don't have a list"). What he DID say was that if you allow ANY PET (dog, specifically) you should REQUIRE that the tenant have renters insurance and that you are named as first insured.
Then, no matter what happens ... their insurance is the first hit and it typically will take care of what is needed.
I typically would prefer a dog over a cat but that is a personal preference. I also know that it truly depends on the PERSON, not necessarily the ANIMAL of how things are going to be. If the person is not "clean" then the place won't be clean. It has no bearing on what the animal is doing or would do.
At times I would almost prefer that the animal rent from me and that the tenant isn't allowed to live there.
Breed list - More To It (by 6x6 [TN]) Posted on: Apr 3, 2021 10:09 AM
I agree, screen the dog as well as the human.
Besides, it gives me a chance to pet them, heehee. --73.120.xx.xxx
Breed list - More To It (by DJ [VA]) Posted on: Apr 3, 2021 12:44 PM
I couldn't agree more. Thank you for pointing that out. Each animal, like people, is an individual -with certain personality and temperament.
I've always had a process for screening animals. There is a separate animal application for each that includes full-length photo, name, age, weight, breed, fixed, Vet info, current on government-required immunizations, etc. And a form for the Veterinarian to confirm everything.
And it asks if this animal has ever acted aggressively toward any human or other animal. If they lie about its past, it's "on" them. I don't know how to screen for a dog's criminal history : p
If it's a dog, I ask the owner to give basic commands (sit, stay, come) & watch to see if it obeys. No obedience training is a no-go. Lazy, uncaring owners.
I have previously done this at the showing, saying if they won't let it ride in their car I don't let it in my house. Because of what some of you have said, I may switch that to during the in-home inspection (also new to me)on its own turf.
If approved, it is ONLY for THIS animal.
Breed list - More To It (by DJ [VA]) Posted on: Apr 3, 2021 12:45 PM
Oh, yeah - I also want to see it walk on a loose leash, not pulling. --68.229.xxx.xxx
Breed list - More To It (by Allym [NJ]) Posted on: Apr 3, 2021 1:39 PM
Maybe the thing to do if someone does NOT have a dog and is requesting is to give them a list of breeds that they can have since they are less aggressive. I also like the idea of the insurance for tenant making me the first insured. I will add that to my lease. I can suggest a few and I am sure someone will say "well my so and so ate my foot".
Shih Tzu and make sure it's not a Lhasa Apso, Chihuahua (can be nippy), mini poodle --108.24.xx.xx
Breed list - More To It (by Vee [OH]) Posted on: Apr 3, 2021 5:52 PM
In my area the city imposed lead rules are changing the walking animal culture boldly, more lead in the soil than in the house, so do not meet-n-greet walking animals to keep your family lead safe, I have had high animal fees for several years now and with WMH mentioning the 500bux penalty for allowing any walking animal the threat is a steep rent increase next month. --76.188.xxx.xxx
Breed list - More To It (by Hoosier [IN]) Posted on: Apr 4, 2021 5:30 PM
cjl, thanks for the idea about first insured on renters insurance, but can you advise on more details about when/how you get that?
In other words, do you require it in advance of the lease signing? If so, that would give the tenant very little time to get the info to you. If not, what if they move in and then decide simply to not get insurance or not put you as the insured? Just trying to figure out how to best apply the policy. --99.92.xxx.xxx
Breed list - More To It (by Busy [WI]) Posted on: Apr 5, 2021 8:05 PM
DJ, that is a great animal screening process!
My beagles would fail, they pull and howl and sniff on walks. Heehee . Come to think of it my beagles would not be good neighbors I where yards are small. Too much howling! aArRrouughhh!
Breed list - More To It (by RentsDue [MA]) Posted on: Apr 6, 2021 7:39 AM
Beagles!!!! Ha Ha. If you are late with dinner , itís a 20 minute conversation where they tell you all about it. They can spend an hour staring up a tree waiting for a squirrel to come down, but donít you be late with dinner. I swear they can tell time. --75.133.xxx.xx
Breed list - More To It (by wmh [NC]) Posted on: Apr 6, 2021 8:11 AM
I have a prohibition against "little dogs" in multi-family housing. Pomeranians, Boston Terriers (any Terrier, really.) When I deny saying "we have found little dogs such as theirs to not be suitable in multi-family housing due to continuous barking when their owners are not at home..." VERY FEW have responded with "Not MY dog..." because they know it's true.
Although one just told me her dog has a heart condition so it doesn't stay at home alone, not that it didn't bark. --50.82.xxx.xxx
Breed list - More To It (by Jim [OH]) Posted on: Apr 6, 2021 10:07 AM
Rents, you are fooling yourself. Dogs bite. Any dog can and will bite.
Insurance companies are motivated by statistics and the likelihood of a claim. They list breeds that have a high likelihood of an incidence and thereby a claim. It is not brainwashing as you suggest.
Allow dogs all you want and of any type. You have that right as a landlord. When you are being deposed for a lawsuit, that question of how you felt meeting the animal was justification to allow the pet on the premises will become a settlement you and your insurer will have to make. --184.57.xxx.xx
Breed list - More To It (by RentsDue [MA]) Posted on: Apr 6, 2021 11:34 AM
Jim, perhaps I didnít make my point clearly. I am bothered by the breed list for the exact reason you mentioned. I know all dogs bite and I have never allowed them in my rentals. I have terminated several tenancies over unauthorized pets. If I am ever deposed for a rental dog bite I will be able to prove that I strictly forbid them to have a dog. As I mentioned, I know what happens to the ones ( like labs) that didnít get the ď family friendlyĒ temperament. They end up in a rescue and go to people like me who have things like patience, supervision and acreage that they need. When they go to the wrong home it is a disaster and usually ends badly for both the humans and the dog. They are the reason I donít allow pets, not even the ones who arenít on the agressive breed list. The insurance companies breed list is misleading us by deeming anything NOT on their list as ď safeĒ to allow in a rental. My point was ( exactly as you are saying) that the adorable Lab ( Americaís favorite breed) wagging its tail and giving you the puppy dog eyes will absolutely bite you. --75.133.xxx.xx
Breed list - More To It (by 6x6 [TN]) Posted on: Apr 6, 2021 2:18 PM
There is a very dangerous breed missing on that list. They kill, injure, rape, and still from each other and the list goes on.
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