State Specific Question About: ILLINOIS (IL)

One applicant has a Doberman, the other has a German Shepard. How do we protect ourselves as landlords, should we rent to either of them? This is for a single family home with a fenced yard that over looks a school K-6 and has neighbors with small dogs and kids.

What terms : proof of shots, history of bites, liability insurance, dog kept on leash, monthly rent, security damage deposit etc.

Thank you,

I have a separate Animal Application (not pet) that must be submitted along with the human application.

The Animal Application asks for age, breed, gender, name, photo, behavior history, vet. info & give information about expectations - pick up poop, not tied up, clean litter box, etc.

I also require the dog (not cats : ) to demonstrate obedience to the most basic command that any responsible dog owner would teach it. Walk on loose leash (doesn't need to be a proper heal, but no pulling), sit, stay, come.

We here in California, got a new measure passed by Animal Control and the various supporting agencies. I had my small part in this too.

When I conduct a screening on an applicant WITH A PET, I first proceed to confirm the applicant meets with my requirements. For you landlord who do not memorialize you rentals requirement in writing, spelling out the rentals address, date and requirements, then have it notarized as proof, you are fooling yourselves that you are conducting a true professional job!

As the People test/requirements, I ask to see the standard stuff (W-2, bank accounts, proof of employment, etc, and a copy of the applicants RENTERS INSURANCE POLICY, IN FORCE.

Around 20% of the time the applicant will have a renters policy, but it does NOT cover their pets liability. THIS IS SUPER VERY IMPORTANT, and you see why below.

(And during the time it takes this applicant to provide all documents for renting, I've found other without pets.)

But when I finally got all of the documents on the people for tenancy, I then shift to the pets, masquerading as ESA or something else.

I then inform my applicant they are required in Los Angeles to obtain an annual Dog License. To obtain a valid annual license, they owners have to provide proof of vaccination. And I require the dog owners Vet to provide a History of compliance.

And I point out they do not carry liability insurance on their dog. What if it attacks another tenant or their pet? Who's going to pay the $5,000 medical bills and loss of income while someone stays home to care for an injured pet or child.

So then the applicant all of a sudden tries to obtain renters insurance covering their dog, who's never taken obedience training, barks all of the time and poops on the carpeting.

HERE COMES THE MAGIC: When an applicant submits their first set of paperwork to the owner/manager, it has to have been 30 days confirmed old. SO if after they submit their application without an annual dog license, no renters insurance covering the dog, etc. And they you ask for those things and the applicant gets them -- it too late. They needed to have the insurance for at least 30 days and same with the dog license.

For starters, are you allowing animals in the home?

I allow animals, they bring in the money.

Some of my places are duplexes with shared porches. In these I do not allow large canines. Too much hassle. Plus not much yard at all.

Have had a few try and get their dogs in. One had a pit mix (think she said it was a collie, ha ha) who she could not control at all. It would pull her wherever it wanted to go.

Told her she had to get rid of the dog, which she did.

Both Dobermans and German Shepherds can be reliable dogs, if they have been well raised, are well trained, and well bred. If you get a good German Shepherd, there is no dog better.

However, both these breeds are on most insurance companies' dangerous dogs lists and the very best case scenario, they will not cover any incidents involving the dogs. Worse case scenario, they simply cancel your insurance policy... all of it, not just the liability part.

You can check with your insurance agent to see if they have a dangerous dogs list. If they do, you tell your applicants "sorry". Or you don't even bother to check, you just tell your applicants "sorry, insurance company does not allow"

My agent told me no restricted breeds either.

As for Petscreening I have heard more bad then good about them.

Lot of it from this forum.

I agree with Scott...it's not a "pet", it's an "animal". And damage is not what the monthly fee is for, that would be additional charged at move-out. We charged an animal registration fee of $95 per animal, asked for basic info most have mentioned here, and then $50/mo or $75/mo based on "full grown size" of the animal...anything over 20lbs would be $75/mo.

We found that if we exclude animals, we severely limited our pool of tenants.

carol,

We LOVE animals because they bring in A LOT of extra cash.

Based on your question I suggest you do not rent to animals without developing some operating policies and guidelines.

Vet records have nothing to do with "well behaved" or a human who picks up the "landmines", or rentability.

We ALWAYS do a 2 Minute In Home Visit prior to final approval. NEVER let an animal into your investment without "interviewing", smelling the animal, and viewing it's effect on that property.

I have watched our judge throw out ADDENDUMS because they are not a lease. Animal policies are part of any proper lease.

We charge $35 per animal per month BUT it is never listed separately. It's just rolled into the rent.

We do not charge a PET DEPOSIT because the judge can order it returned and not applied to the unpaid rent. Ask me how I know!

We charge $150 Non-Refundable Animal Registration Fee per animal.

State Farm website says they have no list of banned animals - policy holder should use discretion.

Keep in mind Federal Fair Housing Law requires you treat everyone (and their animals) the same. However, you can vary your policies IN WRITING by land parcel.

There are no pets

There are only animals

All tenants are required to maintain renters insurance

All tenants with animals are required to maintain renters insurance including domestic animal liability coverage to same liability limits as underlying policy liability limits.

Animal liability policy MUST SPECIFY and detail SPECIFIC INDIVIDUAL ANIMALS covered as conforming to VETS CHART LETTER

problem breeds will be DQ D right there

There are no pets

There are only animals

All tenants are required to maintain renters insurance

All tenants with animals are required to maintain renters insurance including domestic animal liability coverage to same liability limits as underlying policy liability limits.

Animal liability policy MUST SPECIFY and detail SPECIFIC INDIVIDUAL ANIMALS covered as conforming to VETS CHART LETTER

problem breeds will be DQ D right there