Only if you allow dogs will this post apply to you. Since I allow dogs, I have done things to my houses in an attempt to 'dog proof' or to minimize the repairs needed when a tenant with a dog vacates.

First on my list of dog proofing is to remove all carpet and put Allure planks in every room. Even after 10 years, I have found that Allure planks hold up really well with dogs of various breeds (no pits or cats of course).

Worst damage was carpet, of course. Dog was locked in bedroom and not only peed and pooped everywhere, but frantically scratched at the door until it destroyed the door, the carpet at the door and the woodwork.

Another dog chewed off a windowsill. Nice dog, bored.

I would say the best way to animal proof is going to be get the right 2 legged animals first. I hate to put down the 4 legged animals like that though.

I don’t have carpeting. I pretty much use porcelain tile everywhere. In dog homes I install pet doors. Tenants are given instructions on how to position their blinds so the animal doesn’t sit on the couch to look out the window and destroy them.

Haven’t found a way to prevent damage to doors and door frames due to scratching so I make sure they understand repair costs.

But for the most part if you pick good quality tenants, they are good pet owners. I do an in home inspection/review before approving them as others have suggested.

WHM,

Lisa

Do you use porcelain tile in every room??? I had porcelain tile installed once in a kitchen and that was just a little too expensive for my C & D houses. Allure at $1.69 sq. ft. fits my budget though. I am now installing Allure in kitchens, baths and the laundry room now. Before Allure, I use to put cheap VCT tiles in those 3 rooms.

Nicole,

I don't like tile because I don't like grout.

Roy the Great Dane thing happened when a tenant's husband died and she spiraled into a deep depression, not taking him out regularly...we didn't even know he had died, that's how little some of our tenants communicate with us sometimes.

On the other hand, had a tenant die recently and his wife called us from the HOSPITAL to tell us. Probably didn't need to know that quickly.

Little dogs do the most damage overall. They are NEVER house-trained, or even when they are, they have to be taken out more often because they have tiny bladders. And they dig and chew and because they are treated like toys, not pets, nothing is ever done to correct their behavior.

People take more care with big dogs, usually. They house train them and give them chew toys.

I’m in Florida where tile is easy to find. I can find porcelain tile for as much as ceramic. I just did a kitchen floor that had the vinyl torn up in 13”x13” porcelain that cost .99 a sq ft.

I don’t put cheap blinds in so replacing them is more costly. They have to keep the blinds raised above the couch or they can’t place a couch under a window where the animal can hard them or they can, but I make it clear what replacing them will cost.

I've always allowed dogs and have had very little dog damage. Kids and cats are a different story, but damage from dogs, no.

Careful screening before accepting the applicant to ascertain whether or not they know how to take care of their dog. Meeting the dog to see if it is trained and taken proper care of.

Hard surface flooring is a big positive.

Good solid secure fencing to keep the dog home.

Roy, I just had a PIG, nurse move and she put her two dogs in the concrete garage and it stinks to high heaven. She put the dog feces in boxes. I didn’t follow my own rules, and got bit in the azz, no in home inspection. She transferred with hospitals, it was November and I was being cheap and didn’t want to pay utilities. It’s been about 20 yrs. Since I’ve had a tenant make pigs look good.

I’ve came to the conclusion tenants either good or bad. Not sure I’m in to trying to dog proof a house other then no carpet.

Rule number 1 is screening. When this step is skipped or relaxed and justify in our minds it will work this time. Nope, always follow rule number 1.

Lisa/FL, you HAVE to provide windows coverings in lower-end houses, or the first thing that goes up are sheets, blankets and towels - and tenants install them with deck nails or screws. Even if you have curtain rods, often they don't have the money for curtains everywhere at move-in.

Thanks Lisa,

Based on your advice, I will start installing curtain rods.

Oregon

I agree with you. Kids and cats are a different story. One reason I prefer to buy 2/1 houses is they tend to only attract only tenants with no children. If I could charge extra rent for children then I would be more tolerant of all of the mealy mouth brats in the world.

WMH,

What is your issue with Grout? If you have ceramic/porcelain tiles, you have to have grout. However, VCT tiles do not have grout but they have their own maintenance issues as well.

WMH

In Florida we don’t have to provide them. If they wanted to attach sheets and towels to the curtain rods I wouldn’t care and they would be told they can’t add any nails or screws but must properly use the hardware provided.

Then again I don’t have that low end of rentals. If I did I may do things differently.

I put in custom made 2” blinds in all of mine. They are better quality and more pricey that off the shelf Home Depot stuff. I just make sure they know the replacement costs going in and priced instruction on how to keep them clean and damage free.

When I had a couple of nicer duplexes which typically attract slightly lower end folks I used vertical blinds. They seemed to do better and are less pricey and easy to replace the slats which you can’t do with 2” or mini blinds.

Roy,

After running the applicants background and credit information, I meet the dog to see if it's going to give me trouble. I also visit the current residence of the dog.

The only problem is that if a tenant losses their dog, they will replace it with a puppy. A puppy causes the most damage in a rental. My lease provide that a tenant can not get or replace a dog with a puppy.

Dave [MO] beat me to it, but I'll reiterate it just in case his answer got lost in the fog.

"I got bit because I didn't follow my rules...no in home inspection."

You've heard the old-skool phrase, "An ounce of prevention is worth a pound of cure." Just so. The best way to avoid dog damages is to get a dog that doesn't damage stuff.

I definitely agree on removing carpet and replacing with resilient flooring: that's good for more than just dogs. Kool-Aid spills, dirty shoes, etc.

removing carpet is the key. my worst dog house was not the one where they let them go to the bathroom inside. in a different unit after transitioning from my pm where the couple smoked heavily and had a German Shepard I had to take up the rugs. the rubber pad had disolved/ melted to the floor. it was extremely difficult and smelly process to take it down w heat gun and belt sander. plus the dog had a pee spot where the subfloor was soaking wet. that area still had a smell for a few years if you knew the smell.

Some have been noting that the grout for ceramic floors has to be cleaned on a regular basis. I do not allow pets in my houses.

I don't allow puppies. There's a reason puppies are so darn cute. When very little that eat, sleep, poop and repeat the process (emphasis on the last). Older they sleep less but continue the other...plus add chewing, digging, barking, etc. to the list.

Ironically I volunteer for both local cat and dog rescue groups. I foster for them. The pups eventually go on transport to other rescue groups in the northeast region. I am so happy when transport day rolls around.

LordZen

I have a company who does window treatments who I purchase them from and they install them. They can get replacement parts, etc…I found the product is much better quality than then the 2” vinyl blinds you get at Home Depot which are heavier weight and warp over time and their mechanisms fail more easily. The price isn’t much different and they install them. I don’t have to install them or spend time shortening them to size because they are ordered in the lengths needed.

I didn’t find it to be a savings to buy them and do the work ourselves even though we are qualified to do so. So I honestly don’t know where they get their products.

Roy,

#1 for the home: Carpet free

Blinds are easy and cheap to replace, easier than fixing railroad spikes in my widow trim and walls.

#1 Screen the animal in it’s home.

We have a gazillion animals and ZERO damage.

Tiny dogs do more damage than big dogs. Their pee is so tiny the owners don’t see it and clean it.

ALWAYS use dark brown grout in floors and SEAL IT. True, mopping a tile floor washed the dirt down into the grout.

We had a large tiled basement with beige tile and beige grout. Looked great... until the traffic pattern became dark. Made the room look dingy. My guy used a small brush and grout stain to turn the whole floor’s grout dark brown.

BRAD

Thanks Brad20K

Nobody said any thing about a Pet Deposit! Sure, I allow a dog, with a $500.00 REFUNDABLE deposit. That's a magic word: Refundable. Every body wants their money back when they move out. So, you give me back my property like you found it and I'm happy to give you back your Pet Deposit.(not to be confused with SECURITY DEPOSIT). And Cats are bad as dogs!

I don't have carpets, just hardwood floors, 'cept kitchen.

I initially allowed only small dogs, 25lbs or less, with refundable pet deposit. Some damage, but mostly minor. Then had a young couple apply with a St. Bernard, at least 150 lbs. Their personal qualifications were excellent, among the best I've ever seen, so I decided to take a chance with a larger dog. They are now in their 4th year of residency, with almost no damage at all. Only one corner molding, which I will replace after they move out (I hope they never move - they are absolutely great tenants!). Thorough screening is the key factor; it's not so much the dog as the owner. (And I do have Allure throughout the home.)

Rental applicants as part of our application process are required to go to PerScreening.com whether they have pets or not. When they complete the process we receive a copy of the results. If a pet is identified the process also assigns a PAW Rating, the higher the rating the higher the risk the higher the monthly rent for that pet in addition to the asking rent.

They also conduct a detailed screening if the applicant claims their pet is a Confort Animal. So, if the applicant claims their pet is a Comfort Animal the process will ensure the Comfort Animal claim will meet the standard.

Another thought...

Decide WHY you are in business. I suggest PROFIT should be at the top of your list.

All that extra FREE income by renting to animals helps set me FREE!!! and helps me sleep at night!

83% of prospects either HAVE or WANT a pet. We have MANY residents with 2 animals so at my current rates that's $150 x 2 = $300 Non-Refundable Animal Registration Fee and 2 x $35 per animal = additional $70 per month = $840/year income. Take that times 3-4 years of their stay, that's $300 + (840 x 4) = $3660 additional cash money in my pocket for ALLOWING, no capital expense to improve the house.

Dare I mention I recently signed a ease with 3!! animals (dog, 2 cats).

Another LL in my area is bringing in $50 per animal per month.

If you are nervous about renting to animals I suggest learning the skills and adding lease clauses to allow animals, just like we learn skills to rent to other "issues". Earn to SCREEN, learn to CLEAN (odor is easy with the right cleaners), learn to LEAN on lease clauses. (didja see what I did there!) Not all animals leave odors, urine, etc.

Deposits: If they owe RENT you still have to return their Animal Deposit. MY judge would not let the animal deposit be applied to unpaid rent and people damages.

A little thing...

I have adapted WMH's use of drapes to cover sliding doors and even some closets. (hate sliders and bi-fold doors!).

I am wondering about cats climbing them and dogs chewing them.

We'll see, but I DO like eliminating vertical blinds1

I allow adult dogs and cats. Very nice added $$$. I also have carpet. The key is not to wait until tenants move out to discover a pet urine problem. Be pro-active.

When I do seasonal "Home Tune Ups" twice a year, I tell residents the tune ups are for "safety and sanitation." Included in that is a pet urine inspection - which is a sanitation issue. I use a UV Flashlight and inspect every unit. Swear by UV Beast V3 365 flashlight - It can detect urine stains in daylight. Quick walk through looking at the carpets and walls and any urine glows bright. Take a photo with the flashlight showing the glowing urine puddle or spray with their furnishings in the photos and tenants don't dispute it.

If I find urine, I'm really nice about it - I pet little Fluffy - and tell the tenant "I know you understand the carpet will have to be replaced when Fluffy is done using it for her puppy toilet." I explain that it will be a lot more affordable to address now then when they move out and have other larger moving expenses. Then I put the tenant on a payment plan to replace the carpet BEFORE they move out. I weigh in a couple things - age of carpet (depreciate if needed), how many months left on their lease,.. and add a monthly "pet problem payment" that makes sense. I've had people keep sending me their $200 "pet problem payment" after they moved out.

Tenants get it. Most know when they're dog or cat has a urine issue. When the "pet problem payment" is added to their monthly rent, it gets paid or it gets a late fee. If they don't pay it then, then we're going to eviction which is easier to do over non-payment than pet urine stains.

I found if I waited until after they moved out to ask them to pay for new carpet, they didn't have the money. They spent the money on their new deposit, moving costs, new girlfriend, etc.. so I collect the money while Fluffy is living there and don't shame them for Fluffy's problem. Why? Because they're prepaying me $1,800 to replace the carpet. I say, Thank you!

Also, I strongly prefer carpet to keep sounds down in multi-level apartments. Won't be switching to tile or LVP when the tenant is reimbursing me for their damages - as it should be.

Roy,

My approach is "Dog Enabling".

I love homes with fences because that brings me animal fees.

BRAD

April,

WOW! You inspire me!

BRAD

Emotional Support Animals

A couple filled out and application for a 2-bedroom apt. They informed us that they both have Emotional Support dogs. 75-lb German Shepard and 45-lb mix. Do I have to allow both dogs? And what about renting to 4 people in 2-bedroom and all 4 have Emotional Support Dogs?

Brad20K

I’m already planning my next new construction. 750 sq ft duplexes with the laundry room in the very back of the home, and a back door with dog door leading to a small fenced in area for Fido to go out in the day time.

Fido can be kidnapped either way.

A fluffy toy dog disappeared during the tenant's workday from a simialr set up with privacy fencing between the units.

I have a preference for fencing that allows for visibility. It allows for you to catch hoarding situations and pitbulls being snuck in as well as lurkers.

Questions particular to multi units:

How large will the yards be? How will the yards be maintained and by whom?

If you are maintaining the yard, how will the yard equipment get to the back? How is Fido restrained?

Just moved a family to a house and out of an apartment. Been there around six years.

Told them I now charge pet registration fee as well as pet rent. They were ok with it. If only I had done this six years ago.

Went by their new place and heard a second dog barking. Mentioned it and they fessed up. Friend brought it over and decided to leave it.

Instead of getting mad I charged the $100 pet registration and the $25/mo pet rent. I figure that the extra $50/mo will help me replace carpet if nothing else.

People already rented their old place even tho I am still remodeling it. I already collected security, pet fee and first month's rent with pet rent.

We charge $250 non refundable pet registration fee along with $35 per month. I use my dog when I set up a meet and greet. My goal is to see if their dog is friendly to people and other dogs. If the dog passes friendly when meeting me, I bring out my dog and explain to them we will not stop. I inform ahead for safety to just keep moving for a walk side by side, I get closer as I see how their dog reacts and how they handle their dog. When their dog is proven friendly; then I allow them to sniff and watch that behavior. We have multi units so they must pass to be allowed with our other residents and pets. We don't have a size limit and no puppies. I use my dog vet expenses as deductions as he is needed to do the meet & greet pass/fails. I take a picture of the dog and post on the bulletin board the dog name, unit allowed in and it passed our meet & greet.

the best way to dog proof the home is to forbid them. ALL dogs are vandals sooner or later. they get lonesome, hear a firework, whatever...they destroy stuff.

after years of allowing them the new rule is just plain no. i have a lease addendum that drives that home. here it is for fun reading;

regarding pets...thou shalt not get ONE.

the lease names all pets permitted on the property, if any, and NO SUBSTITUTE, REPLACEMENT or ADDITIONAL PETS MAY BE MOVED IN EVER including your friends pet when he or she is out of town and you want to “pet sit”.

If you want to pet sit go to the pets home and sit there all you want. if you want to get a pet, get a new home first, then get all the pets you want.

I have learned that ALL pets are vandals and destroy things. Unfortunately the things they destroy most are my things. Screens, doors, glass, door jambs, carpets, carpet pads, hardwood floors, fences, decks, gutters, baseboards, cabinets, irrigation systems, electrical conduits and the list goes on. They chew stuff up and pee and poop on things. I cannot have those things be my things any longer.

I like dogs but dogs don't like rental homes.

Same for cats...don't get any. None. Not even a “really really cute kitten”. No cats.

Unfortunately the things they destroy most are my things.