Say YES to keeping pets

The Tenant’s Guide to Keeping Your Pet
A Guideline for Property Owners
(Just Say Yes to Pets!!)
[Portions reprinted courtesy of the SF SPCA]

Hot Links:
Sample Pet Resumes
Pets in Rental Housing: Myths & Realities
A Guideline for Property Owners
Sample Forms of Agreement Between Tenant & Landlord

Be prepared!!

It’s not easy to find pet-friendly rental housing in most cities, so the SF SPCA developed the Open Door Program and agreed to share much of their materials with us. We would like to thank the SF SPCA for providing such a valuable resource to pet owners. If you are in the area of the San Francisco SPCA, be sure to pick up their tenant’s guide. The address is 2500 16th Street, SF CA 94103. Tel: 415-554-3000.

When looking for a place that will take your pets, remember the following:

Be prepared to work hard and spend time.
Find out what makes landlords say yes to pets.
Demonstrate that you are a responsible pet owner and a good tenant.
Be a great representative for all pet-owning tenants.
Check out sites like RentLingo.com that have listings of pet friendly housing.

Tips for Tenants Seeking Housing:

Bring up the subject of pets in person with the property owner rather than over the phone, if possible. Personally presenting information about yourself and your pet may help convince the landlord to say yes.
Prepare a dossier on your pet to present to the landlord. Include your pet’s resume and references from former landlords, neighbors, obedience instructors, and veterinarians.
Offer to sign a pet agreement and pay an additional pet deposit.
Encourage a pet owner to meet your freshly groomed, well-behaved pet.

A Responsible Pet Owner

Creates a dossier (see sample below) about the pet, including such documents as proof of spay/neuter, records of up-to-date vaccinations, indications of regular veterinary visits, and obedience school diplomas;
Has written references from former landlords and neighbors, dog trainers, obedience class instructors, and veterinarians specifically discussing the pet;
Offers to sign a pet agreement with the landlord;
Encourages the potential landlord to meet the well-groomed, well behaved pet;
Invites the landlord to see the animal in his or her current setting, and to check on the pet after move-in;
Always cleans up after his or her pet;
Has the pet spayed or neutered;
Provides appropriate exercise and attention for the pet daily, and makes suitable arrangements for the same when planning to be away; and
Doesn’t let the dog or cat roam the streets, and knows the health & safety benefits of keeping a cat indoors and a dog under control.

If you’re a prospective tenant, impress upon your potential landlord your knowledge and practice of responsible pet ownership. Usually, responsible pet owners make responsible, good tenants.

return to top of page

Why a Pet Resume?

A pet resume provides an opportunity to present potential landlords with a summary of your companion animal’s best qualities and examples of your responsibility as a pet owner. Try to address the following areas in your pet resume.

Mention anything about your pet’s age, activity level, and/or breed traits that help make him or her a “good tenant.” Emphasize characteristics that make your pet suited for city living. Tell the landlord something special about your companion animal’s personality, and how much you care about your pet.
Give examples of your pet’s good behavior, and your responsibility. Has your dog been to obedience school or had special training? If your dog has lived in apartment before and is accustomed to it, be sure to say so. If you have more than one cat, let the landlord know how well your pets get along, and keep each other company while you are away. If your cat uses a scratching post, say so and also note your cat is litter box trained.
There can be a big difference between a 10-year old dog and a frisky puppy. If your pet is quiet and calm and/or less active, point that out. If you have an active dog, explain how you fulfill his or her exercise requirements.
Explain how you keep your pet clean and free of fleas.
Let the landlord know your dog or cat is spayed or neutered and explain that this makes for a well-behaved, healthier pet. Also note that the animal is up-to-date on his or her vaccinations, and mention who your pet’s veterinarian is.
Describe your arrangements for your pet when you go to work or on vacation.
If you are a member of the San Francisco SPCA or other animal protection organization, be sure to mention it in your pet resume.

In addition to your pet’s resume, you may also want to attach reference letters from current and pervious landlords and/or neighbors; certificates of completion of obedience/training classes; references from your pet’s trainer or groomer; and a health certificate from your vet; and a picture of your pet, especially if the animal is cute.

Sample Pet Resume

(For a dog:)

Bingo the Dingo
(John & Jane Doe, owners)
1234 Canine Court, Apt. 5
San Francisco, CA 94100
(415) 654-4321

Description
Bingo is a friendly, well-behaved dog who is accustomed to apartment life. He is a five-year old medium-sized black Lab mix who is mature, calm and easy going. We have had Bingo for four years, and he is a cherished member of our family. If you have any questions about our dog, please ask.

Training
San Francisco SPCA Dog Training School, 199_.
Bingo is fully housebroken, and obeys voice commands. He does not bark excessive, although he will give a short warning bark to alert us to strangers.

Activities
We walk Dingo twice a day, and go to one of the city’s many off-leash areas for more vigorous exercise at least three times a week. Bingo’s behavior on an doff leash is exemplary. He loves the beach, and friends often “borrow” him to go along with them. These activities satisfy Bingo’s exercise requirements, and he is calm and contented relaxing indoors while we are away at work.

Health/Grooming
Bingo is neutered, which benefits both his behavior and his health. He is kept up-to-date on all vaccinations, and receives regular health exams at the All Pets Animal Hospital. We bathe Bingo at least once a month and groom him at least twice a week. He is on a year-round flea prevention program.

About Us
As dog owners, we always try to act responsibly. We have taken a class on dog behavior, we always clean up after our dog, and we arrange for reliable pet care if we are going out of town. We are so sure Bingo will be a “good tenant,” that we are willing to put up an additional security deposit. We are members of the San Francisco SPCA, and we are committed to responsible, caring pet ownership.

References
Our current landlord can be contacted at (415) 555-5555. Please also see attached letters of recommendation and other documentation.

We would be happy for any potential landlord to meet Dingo, visit him in his current home, and/or check to see how he is adjusting to his new surroundings.

(For a cat):

Lucky
(John & Jane Doe, owners)
1234 Canine Court, Apt. 5
San Francisco, CA 94100
(415) 654-4321

Description
Lucky is a friendly, well-behaved cat who is used to being indoors and is accustomed to apartment life. She is a five-year old female tabby who enjoys sleeping in the sun and playing with her toys. She has a large scratching post which is the only thing she uses to sharpen her claws, and she is fully letterbox trained. We have had Lucky for four years, and she is a cherished member of our family. If you have any questions about our cat, please ask.

Health/Grooming
Lucky is a spayed, which benefits both her behavior and her health. Since she does not go outside, fleas are generally not a problem though she is on a year-round flea prevention program. We groom Lucky often and she is naturally very tidy. She is also kept up-to-date on all of her vaccinations, and receives regular health exams at All Pets Animal Hospital.

About Us
As cat owners, we always try to act responsibly. We clean Lucky’s litter box every day, and always dispose of litter in a sealed bag. We always arrange for reliable pet care if we are going out of town. We are so sure Lucky will be a “good tenant,” that we are willing to put up an additional security deposit. We are members of the San Francisco SPCA, and we are committed to responsible, caring pet ownership.

References
Our current landlord can be contacted at (415) 555-5555. Please also see attached letters of recommendation and other documentation.

We would be happy for any potential landlord to meet Lucky, visit her in her current home, and/or check to see how she is adjusting to her new surroundings.

return to top of page

Pets in Rental Housing: Myths & Realities

Myth: “If I let one tenant have a pet, I’ll have to let everyone have one.”

Reality: Many landlords fear that if they allow pets they will be overrun with irresponsible pet owners and the problems they create. But with a few simple procedures and precautions in place, landlords can successfully screen out these people without penalizing responsible pet owners who will make excellent tenants.

Myth: One pet might be okay, but more than one is just too many.”

Reality: In some cases, a second pet may actually make life easier all around. Most companion animals, including dogs and cats, are social beings and companionship is one of their highest priorities. For a pet that spends a lot of time alone, a playmate will help alleviate boredom. And the playmates need not be of the same species; many dogs and cats, for instance, can become the best of friends when raised together or properly introduced.

Myth: Dogs need big back yards and someone to be home with them all day.

Reality: Dogs do need regular exercise and a chance to spend time with their human companions. But when these requirements are met, dogs can be happy in the city or country. And, fortunately, it’s easy to keep a dog happy a city where there are numerous off-leash dog runs to make exercising and socializing fun and convenient.

Myth: Small dogs are okay, but big dogs just aren’t suited for apartment life.”

Reality: It’s not a dog’s size that determines how well it will do in rental housing; it’s a dog’s energy level and exercise requirements that are important. Many large dogs tend to be more laid back and easy going than their tiny counterparts. More active breeds may require a greater commitment from their owners to ensure these animals get the exercise they need. Other factors, such as age and temperament, can also be important. Older dogs, even larger one, for instance, are generally less active than puppies.return to top of page

return to top of page

A Guidline for Property Owners
Successful Pet Policies

The following are some general guidelines for property owners when setting up a pet policy. These are not hard and fast rules, and policies for individual properties should be designed to best meet your specific needs.

Start with screening
Careful screening of prospective tenants is the first step to a successful pet policy. By asking a few simple questions, property owners can screed out irresponsible pet owners and find the responsible ones who will make good tenants.
Put it in writing
A written agreement protects the interests of both owner and tenant, and pet rules and procedures help avoid misunderstandings.
Charge reasonable pet deposits
What is reasonable may vary, depending on the nature of each rental. While many landlords don’t charge any additional pet deposit, once survey showed the average pet deposit was $150.
Establish limits
Limit permissible animals to common pets like dogs, cats, rodents, fish, and birds. A policy on how many pets each tenant may own can also help keep the building’s pet population at manageable levels.
Set parameters
Should certain types of pets be confined to tenants’ apartments? Should other pets be permitted in all or only parts of the common areas? Should dogs be leashed when in hallways and other communal areas? Establish pet regulations in advance, before any conflicts arise.
Ensure cleanliness
A responsible pet owner will agree to immediately pick up and dispose of dog feces, bag kitty litter before placing in garbage containers, and take other necessary sanitation measures.
Require spaying and neutering
Spayed and neutered animals are generally healthier, better behaved, and more suited to apartment living than their unaltered counterparts. That an animal is spayed or neutered is one indication of a responsible pet owner. Be cautious of pet owners who have not spayed or neutered their pets as this can indicate an indifference to the welfare of the community at large.
Determine emergency arrangements
Property owners may want to keep a file with the names and addresses of each pet’s veterinarian and substitute caretakers designated by the tenant.
Put disciplinary procedures in writing and enforce them fairly
These procedures might include a provision for warnings before any punitive measures are taken. Whatever the policy, fair and consistent enforcement will reduce disputes and make for better relations between management and tenants.

View and print the following forms:

(You’ll need this, download it for free)

These forms are in the .pdf format and must be viewed with Adobe Acrobat Reader.

The Pet Policy, the accompanying lease amendment, and other forms are intended to provide landlords and tenants or prospective tenants with a starting point to develop pet rules and procedures for their own rental buildings and tenancy situations. While we believe this sample forms will fit the needs of most landlord/tenant situations, you should consider the policy and other forms in light of your particular situation and consult with your attorney before adopting a final set of rules or before getting locked into agreements that you may eventually become unsuitable for your needs.

return to top of page