State Specific Question About: MICHIGAN (MI)

Our rental agreement allows dogs, but the number is not specified. We also charge a pet deposit (500) which is refundable if no damage to the property was done.

Hi Ken,

Why would you not rent to them?

All depends on the dogs, the owners and what you want.

I charge extra per animal. But I have caveats on specific places that do or do not allow one or more.

My duplexes that have shared porches do not get large or aggressive breeds.

I meet the animal before they come to my places. I make sure they are well kept and well mannered. The in-home visit is a must. Meet them at a place they are already comfortable in. That way you see if they are aggressive, yippy, laid back, messy, etc.

This sounds like a perfect time to come up with your pet policy. There isn't a right answer. You have to decide what you want for your properties and your comfort level.

Some LL hate cats and say cat pee is terrible to clean up after.

Some LL hate dogs because they tear up the blinds, scratch the floor and doors.

v Animals are allowed on a case by case, rental by rental basis.

v Animal size, type, and number of animals are a possible disqualifier.

v We do not accept animals on the forbidden dog breed list (see below).

v Puppies and Non-Neutered / Non-Spayed animals are not allowed.

v No reptiles, fish, birds / fowl, cattle, horses, sheep, goats, pigs, or any other type animal.

v Tenant must possess equipment sufficient to clean up all feces on and off property.

v Duplexes are limited to 1 cat or 1 small dog. Homes are limited to 2 animals.

Non-Refundable Animal Registration Fee of $300

Additional Animal Rent of

$25 per animal per month for animals under 40 lbs.

$50 per animal per month for animals over 40 lbs.

FORBIDDEN DOG BREEDS:

Akita Alaskan Malamute / Husky Bull Terrier

Cane Corso (Italian Mastiff) Chow Chow Doberman Pinscher

Fila Brasileiro German / Dutch Shepherd Great Dane

Mastiff Pitbull Presa Canario

Rhodesian Ridgeback Rottweiler Shar Pei

St Bernard Staffordshire Terriers Wolf Hybrids

Or a mix of any of the above - List compiled from Center for Disease Control on dog breeds involved in dog-bite-related fatalities and is disallowed by our property insurance company

To have an animal be considered in your rental application, you must include the following:

1. Photo and name of the animal.

2. Recent medical letterhead from a local vet which includes:

a) If your animal is spayed or neutered

b) Up to date on vaccinations

c) Breed type and weight

To have an animal be considered in your rental application as a support animal, you must include the following with your filled-out application:

1. A written request for a support animal as a reasonable accommodation.

2. Evidence from your healthcare provider of a disability and that you have a disability-related need for an assistance animal.

Misrepresentation of support animals is a Class 3 misdemeanor (N.C.G.S.A. § 168-4.5)

What a perfect example of why we are here, learning to do better all the time.

Thank you, Jeffrey for taking on that mission all those years ago - to help the "small" landlords know how to avoid this type of problem.

Now, elle: Others are saying to send them away - one day before signing. (I realize at the time I am writing this, it is already lease-signing day, and my advice is too late for this time)

BUT: To be truly fair, look from the tenant's side. They found a place that is pet friendly, went through your whole application process, and were accepted. They agreed to your extra deposit. You knew they were animal owners, apparently just never asked & they never said how many.

That means they gave notice to their current landlord, and have made all the arrangements to move. They've packed their life into boxes and rented a U-haul.

Is it their fault that you have a weak Rental Agreement that does not limit the pets and does not specify fees for "each" pet? Is there fault if the landlord (you or anybody) doesn't specify certain breeds, etc? Is it their fault that you have not established the best practice for your business, concerning qualification & animals? No - that's your problem.

I'm not being mean, but trying to point out what I see as facts of your problem. That's why you asked, right? You have a lot of work to do in updating your Rental Agreement and improving your system. We are here to help.

I'm going to assume that your screening process does not include a visit to their current home. Add it. Its value has been discussed here quite a lot.

At this point, I would recommend contacting the tenant "Immediately" upon realizing your error (I know it's too late for this specific example, but let's all learn for future application). Be honest. Along the lines of: I did not realize you had three dogs, I assumed one. My mistake, but I am a bit concerned that three may be too hard on the property. I must make a quick visit to your current home so I can be reassured that you don't allow them to chew up the doors & leave mountains of poop piled in the yard (REALLY bad stuff, said in a way that infers you don't believe "they" would do that).

If you find that extreme damage at their present home, I would say I apologize for my mistake causing you so much inconvenience, but I just can't accept this level of risk for damage to my property. I'll do whatever I can to help you find another place quickly. And refund application fee and any other money they paid. "Maybe" even a little more. That's your SMALL bit of tuition for a very good lesson learned.

If you find no or less damage that could be manageable, I say let them move in.

PLEASE come back & report what you decided to do, and what changes you think you may make to your renting process.

Also critically important is your rules for the animals while they reside in your property. Just as the human occupants must agree to do or not do certain things, so also they must agree to do / not do certain things regarding the animal(s).

My requirements are right up front, in the beginning of the animal application - before they even get to filling in information.

Things such as: not tethered outside when no human is home, always unleash if there is no fence, under human control at all times, no food left outside unattended-to draw other animals/pests, pick up poop immediately when it lands, etc. My animal application requires a close-up, full body photo of the animal, as well as a description. Also Vet confirmation of breed, spaying, etc. It also requires a demonstration of obedience to a few of the most basic commands (that any responsible dog owner should teach) like Sit, Stay, Come when called, and walk on a loose leash. They don't need to heal, but must not be out front pulling the shoulder out of joint of the person who is supposed tp be the one in control.

Right now, right this minute, take out your application form and add: How many animals will be living in this unit or visiting to this unit? No pet sitting is allowed.

List the type of animal, its breed and its name

DJ, I think you a little bit wrong on this: "That means they gave notice to their current landlord, and have made all the arrangements to move. They've packed their life into boxes and rented a U-haul."

If they did all this before signing the lease and paying deposit, they were wrong to do so. As landlords, we always say "It's not rented until it's rented" right? That means a SIGNED lease and a paid deposit.

That's true, WMH. Some folks sign the lease well before they actually take possession, but some landlords have them sign it on move-in day.

I would like to thank everyone who participated in this discussion. A number of the responses, were very informative. The conversation vibrant, courteous and vigorous.

In particular I would like to thank participants, such as Bonanza, for the time you took to compose lengthy, detailed and thoughtful comments. THANK YOU FOR YOUR TIME.

I learned a lot, learned about shortcomings of our lease and shortcomings in our pre-screening interview.

We all know that this issue is really important in our business.

Pet ownership is very large in the US. We don't want to lose this segment of the renter's population.

Familial considerations and pet accommodations have changed significantly over the last 2 decades. When I was growing up, it was "my dog" or "my pet". Today is it "my boy" and "my girl".

Pet owners have a totally different perspective about their care responsibilities to the "boys and girls".

If you are old enough to remember, we knew nothing about pet apparel (coats, sweaters, boots, mclucks). We felt that god designed dogs so they could handle weather conditions. Most breed have coats which are significantly more effective than the apparel being sold.

I have witnessed dogs being transported in a stroller, and I ask myself....why did god give them 4 legs. Two (2) more than humans!!!! should be more efficient!!!!

So, our interaction with prospects and tenants, who are pet owners, has to take into account....We are not dealing with pet owners, we are dealing with "human" family members of the prospect/tenant's. Please....don't disrespect them!!!!

Thank you again for your insight and time provided, and, as it was said during the revolutionary US war against the english (com'on, it our 250th anniversary) "we might as well hang together...for surely we will hang apart"