L\O Pet Deposit Amount recommendations - Posted by GS-Tx

Posted by GS-Tx on September 16, 2001 at 13:51:16:

In addition to the first months rent, small security deposit (ala Bronchik) the T/B is paying a $3500 non refundable option consideration. My wife feels this $3500 should be enough of a hedge instead of getting another pet deposit for a dog. Help save my marriage!!! Your comments are appreciated!

L\O Pet Deposit Amount recommendations - Posted by GS-Tx

Posted by GS-Tx on September 16, 2001 at 13:42:13:

Hello everyone:
What range of pet deposit(dogs) would you recommend for a one and a half year old, 2500sf house that is renting for approximately $1400 per month from a tenant/buyer? Would you charge differently for a small dog versus a large dog? As always, thanks for your suggestions.

Re: L\O Pet Deposit Amount recommendations - Posted by Jim FL

Posted by Jim FL on September 17, 2001 at 16:07:45:

I agree with the others, something needs to be charged as a deposit for having the animals. (I charge $50 deposit per pet, and $30/month more rent per animal, no matter the size or kind.)
Most pet owners who have rented with pets before understand this is normal.
A small deposit is better, because it is a deposit, and you will give it back to them later.
You may also want to include in the option that any damage casused by the pet is to be fixed by the optionee.
An interview at the potential T/B’ers current residence may also help.
Go see where they live now.
How does it look?
How does the pet act?
Granted, this is not fail safe, but it can give you a good idea of how they clean up after the pet and take care of it.

I personally have a small zoo of domestic pets.
And I mean a LOT of pets. (8 cats, and 2 LARGE dogs.)
No landlord in their right mind would rent to me.
But, I can also tell you that when my pets make a mess, because all pets do at some point, we clean it up right away and VERY thoroughly.
Also, no matter the training, and how much attention a pet owner pays to their animals, they do act up sometimes.
When we first moved into our new residence, one of my dogs, who is fairly well trained, and has not previously made any large damage to our house took it upon himself to tear up one room pretty bad.
I had to replace the carpeting in one bedroom, some woodwork and a door frame.
He had gotten out of his cage while we were out, but could not open the bedroom door.
So, he tried to claw his way out, via the carpet, and the door and frame.
I was upset at him, and did spend a pretty penny fixing the damage to better than new.
But, bottom line, my landlord/seller was told, and we paid for EVERYTHING ourselves.
We also got a lock for his cage for when we leave the house, and he’s now on “Doggie downers” for his apparent new afliction of “Seperation anxiety”.

Bottom line, some damage will occur, you just need to make sure that both you and the tenant are prepared for it, and can rectify it immediately.

The other thing to look out for is pet odor.
When you go see the tenants current place, take a whiff and see if you can detect an odor.
If there is one, don’t rent to them.
There is no excuse for it.
Even with all my critters, the only way to tell I have them is to see my pets.
We keep our house VERY clean, and vaccum daily, as well as cleaning up any messes they make.

And, of course, the yard. Take a look at the yard they have now.
Dogs can do some serious damage to landscaping, so if the home has underground sprinklers, or other things near the surface of the ground, be careful.
My largest dog is now on a chain when he goes out, because he tried to dig up a sprinkler head the other day.
Could have been a real mess.

Sorry I rambled so much.
I guess what I’m saying is, proceed, but with caution.

Good luck,
Jim FL

Re: L\O Pet Deposit Amount /long - Posted by AnnNC

Posted by AnnNC on September 16, 2001 at 22:29:06:

First, no, it should not come out of your profit.

Does the floor plan provide for a wet area/mudroom…linoleum or tile kitchen and a pantry area enclosed from the rest of the house, and from the kitchen if possible? Is there adequate outdoor
space? Does the dog need it? Or not?

I would think of a lot more deposit than what was previously mentioned, like an extra month.

It’s a L/O, it could go South…what if they don’t exercise? You’ve promised the owner that you would take care of the property–I’d want to build that into a deposit, not have it come out of the option money or any profit. (Save your marriage!)

No puppies. Puppies chew everything, even the baseboard. They would eat the walls if they could get their lips around them.

I would look for dog -training evidence. People have amazingly different attitudes on this. You want a trained, well-behaved dog. Minimum,the dog should sit, stay and lay down, and maintain the down, and never jump on you.

A dog can go through Canine Good Citizen
training, too. People DO make an effort to have well-behaved dogs! It’s NOT a mystery!

Breeds make a difference. Some are herders, some are hunters,
some are diggers (well, almost all are diggers, some just do it for a living).
I would estimate that an inside (mostly) dog that is neutered, and
older, part of the family would be a better canine tenant than that of someone who thinks they need a “mean yard dog” as a security system.

Is the dog suited for the house? Will the dog develop separation anxiety and go beserk and eat the house when the new tenant buyers
park him there and go off to work?

I’m all for protecting yourself, but not for gouging.
Difference between a large and a small dog:
diarrhea from large dogs is larger. That’s plain enough.
Ask me how I know.

I would at least be willing to interview on an individual basis.
I would be more inclined to view favorably a Greyhound, than a border collie, only because the border collie would be “always on duty” and would be looking for work, needing to run. It would depend on the responsibility of the owner.
A Great Dane can be a very calm and manageable companion, though large, but a beagle, while small, would always be ready for the hunt, and he would also probably howl alot, and disturb the neighbors.
So, yes, it’s sometimes the size, but more the breed, but I’m not an expert, I merely bring this up for your
consideration and further exploration, should you chose to go this route.

Knowing nothing more of your situation, I would be cautious.
There would be legal issues regarding biting.

Some people advocate extremely large deposits, and see them as profit source. I do not so advocate.
It simply goes against the grain, but that is just me.

I would get at least consider getting the amt of the carpet as a deposit, and refund as you so chose…if this works in your market. My personal feeling is that it should be partially refundable. I think one should assume an additional cleaning of carpet at least. I am uncomfortable, personally, with
having a deposit per pet, because, one pet can do as much damage as three, and if you are that worried, you should have interviewed the tenant and the pet and checked out the pet’s obedience skills in the first place. You have well-behaved animals, or you don’t.
At that point, it would have a lot to do with the prospective tenant. It could be very telling of their attitude toward people.
Even a person who wants their dog to be a warning system, will, if they are responsible, be able to get the dog to maintain a down position if a stranger (such as you) approaches, and not just go wild on you.
Breeds make a difference, just ask the people who train seeing eye dogs. Most of the dogs chosen for training are golden retrievers or labroador (sp) retrievers.
There’s a reason. They are mellow.

Re: L\O Pet Deposit Amount recommendations - Posted by Anne-ND

Posted by Anne-ND on September 16, 2001 at 17:48:12:


We rent to pet owners, and only charge an extra $25 per pet on the security deposit, but we also charge an extra $25/mo rent per pet as well.

When we choose what kind of animal to rent to, we go by the owner, not necessarily the pet. Large dogs can be much easier on a place than small dogs (not to mention, they bark less, generally), if the owner is responsible and takes good care of their dog.

In a L/O situation I would still charge the pet deposit (even a modest one) so that the transaction is clearly a LEASE not a SALE. There have been lots of good posts recently about why this is important.

Be sure the tenant has renter’s insurance that contains dog bite liability, I don’t care how old and toothless the dog is.

good luck,