pet liability
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pet liability (by kt [IL]) Mar 25, 2023 6:56 AM
       pet liability (by Richard [MI]) Mar 25, 2023 9:20 AM
       pet liability (by Busy [WI]) Mar 25, 2023 9:27 AM
       pet liability (by John... [MI]) Mar 25, 2023 9:42 AM
       pet liability (by Lana [IN]) Mar 25, 2023 6:45 PM
       pet liability (by Robert J [CA]) Mar 27, 2023 7:04 AM
       pet liability (by John... [MI]) Mar 27, 2023 9:00 AM
       pet liability (by Ray-N-Pa [PA]) Mar 29, 2023 6:56 PM

pet liability (by kt [IL]) Posted on: Mar 25, 2023 6:56 AM

I'm from ill where my ins agent tells me is the No. 1 state for dog bite lawsuits with an avg settlement of 1 mil so I don't allow pets/ my agent says there is NO policy I can buy or my renter can buy to protect me from this All the lawyers have to do is find out how much ins I have & to sue me for 2x or 3x that & ins is no longer & I could lose everything I got or will ever have. I know some of u allow pets & renters sneak in pets anyway HOW DO U PROTECT YOURSLF AGINST THIS?

pet liability (by Richard [MI]) Posted on: Mar 25, 2023 9:20 AM

Try putting your places each in a separate LLC. Have a master PLC or maybe a trust hold the otherds.

Get a specialist in asset protection to help.

There are several people On you tube that give advice on this, but it likely varied from state to state. --97.85.x.xx

pet liability (by Busy [WI]) Posted on: Mar 25, 2023 9:27 AM

One way might be the ' In home 2 minute Inspection' , making sure to go out back of the house to look for a dog chain, or signs of doggy yard damage. Scratches on the doors, tears in the window screens are other telltale signs. And, just drive by the applicants' current place at times when a dog would be turned outside for a potty break.

Month to month tenancies also could be a somewhat effective deterrent, as applicant can be firmly cautioned at on-boarding time that if a dog shows up, they will just get Notice to Vacate. If that works in your state, your area.

pet liability (by John... [MI]) Posted on: Mar 25, 2023 9:42 AM

I'd find a new agent. Seriously -- this is a weird scare tactic that is bull.

You can't just magically be sued and lose without some sort of negligence.

It is not as scary or easy as your agent is making it sound.

Even a quick Google search finds many sources stating that it just isn't that bad in Illinois:

"Landlords have reason to rest easy. In Illinois, itís extremely rare for liability to be imposed on a landlord for the actions of a dog on property that the landlord has rented out to others. For landlords who live offsite, legal liability is a practical nullity. Once the landlord relinquishes control to the tenant, it makes no difference whether the landlord personally viewed the dog as a menace or even if they predicted that someday someone would get hurt. For landlords who live onsite, as in multi-unit apartment buildings, the victim typically has to show that the attack occurred on the landlordís portion of the property, that the landlord permitted the tenantís dog access to their portion of the property, and that the landlord benefited in some way from the dogís presence (usually by having the dog act as a security measure)."

Ask your agent to show some case law where a no-pets-allowed landlord without knowledge of the disallowed pet was sued and lost for anything beyond the insurance company settling because it was cheaper for them. I'd love to see all of these cases where landlords lost everything for a tenant having an animal (unknown to the landlord who ignored it and did nothing about it). It just isn't happening.


pet liability (by Lana [IN]) Posted on: Mar 25, 2023 6:45 PM

I have cats and dogs on my farm, but have 70 acres for my big dogs. Fortuitously, all but one of my tenants are cat people.

pet liability (by Robert J [CA]) Posted on: Mar 27, 2023 7:04 AM

A 70 year old tenant allowed her 52 year old daughter to move back in with her dog. This dog has attacked so many people, children and pets it's not funny. (attacks were at her old property not mine). Both my tenant and her daughter do not maintain renters insurance, car insurance or medical insurance. They are what's wrong with America.

So I had to take steps to deal with them before this dog attacked on of my tenants. Animal Control was no help. The police wouldn't lift a finger. My attorney said I would never win an eviction case against a dog in Los Angeles. So I borrowed another animals that knows how to deal with crazy dogs. A donkey. This guy loves kids and hats small aggressive dogs. The dog tried to nip at the donkey so it picked up the dog in his mouth and deposited it over the fence, allowing to dog to run in the street, which it got hit by a car. Wasn't so lucky.

pet liability (by John... [MI]) Posted on: Mar 27, 2023 9:00 AM

Your stories are so cute, Robert.

pet liability (by Ray-N-Pa [PA]) Posted on: Mar 29, 2023 6:56 PM

Call your agents bluff.

tell the agent that you want to require all your tenants to have renters insurance so that you are protected. He will say that would be wise - then ask him if you can send these customers over his way by supply you accord applications for him to process.

Agents cover dogs all the time.

If you have an agent that doesn't cover dogs - then ask him that question again via email - so you have a written record. It suddenly isn't your choice, rather it is a business decision that insurance agent is forcing upon you. You - you love pets and animals, the insurance agent is the one that is evil.

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