Pet screening is becoming ever more important. Over the last few years, the number of renters who own a pet has increased significantly. A recent survey also showed that nearly 90% of renters who responded reported owning a pet. As a landlord, this leaves you with a dilemma — unruly pets present a risk to your property (damaged carpets, torn screened doors, etc.), but disallowing pets entirely could exclude as much as 45% of potential renters from your property. This is where pet screening comes into play, providing a balanced solution.
What is pet screening?
Pet screening is a process used by landlords and property managers to assess pets before approving them to live in rental properties. This process helps evaluate the suitability of pets based on various factors such as breed, size, behavior, vaccination status, and history of any previous incidents, such as property damage or aggressive behavior. The end goal is to make sure that the pet is indeed a a good fit for the rental community and eliminate or hedge any risks that might be associated with property damage or liability.
Things that go into a pet screening
Different variables can go into pet screening but in most cases, a landlord will be looking at the following.
| Category | Description |
|---|---|
| Pet Information | Basic details about the pet, including its breed, age, size, and weight. |
| Health Records | Verification of vaccinations, flea and tick prevention, and spaying or neutering. |
| Behavioral Assessment | Information about the pet’s behavior, such as temperament, training, and any history of aggression. |
| References | Feedback from previous landlords or veterinarians regarding the pet’s behavior and health. |
“A detailed history of a pet’s behavior and health, including incidents of aggression or house training, allows landlords to make informed decisions about whether the pet is a good fit for their rental property.” Bricks Coggin, from ABCs Puppy Zs
Do most landlords accept pets?
Some do and some don’t. According to the American Humane, approximately 50% of rental housing is pet-friendly. However, only 4.5% of housing allows companion animals without any significant limitations on size or type. Additionally, about 25% of rental housing allows cats, while only 5.5% allow large dogs.
How does pet screening for rentals work?
Pet screening for rentals ensures that the landlord is comfortable with the pet before they rent out their house or apartment. This is where the landlord or management company must rest assured that the result of this pet will not be chewed up upholstery or walls featuring claw marks.
Pet screening for apartments
In apartments, pet screening is especially important due to the close proximity of residents. Landlords or property managers may have specific rules regarding pet size, breed, or the number of pets allowed in an apartment unit. The screening process helps ensure that pets are well-behaved, do not cause disturbances to neighbors, and are not prone to bad behaviors (e.g., excessive barking, scratching).
What landlords look for when pet screening for apartments
| Factor | Description |
|---|---|
| Size and breed restrictions | Smaller breeds are typically better for apartment living. |
| Noise levels | Pets prone to barking or making loud, yappy noises are usually a no-go for apartments. |
| Exercise needs | Pets with sky-high energy levels that require significant exercise may not be a good fit for a small apartment space. |
| Allergy considerations | Screening can help identify pets that may cause allergies, such as cats with unusually long hair. |
“Thinking through what a landlord might be concerned about and proactively addressing it can be persuasive and help your pet pass through an initial screening. Sharing testimonials from previous landlords who can vouch for my pets’ good behavior has been my strongest asset,” shares Emily Wilson of Pets Around the World.
Pet screening for houses
For houses, pet screening can be a bit more relaxed compared to apartments. However, landlords may still have specific concerns, such as the potential for damage to yards or gardens and the impact of multiple pets on the property.
What landlords look for when pet screening for houses
| Factor | Description |
|---|---|
| Property size and layout | Larger properties such as houses may be more accommodating for larger pets and more than one pet. |
| Outdoor space | An outdoor space is key, particularly if the animal is a large dog. |
| Pet safety | Screening may dictate whether the property is safe for pets, considering things like fencing and secure gates. |
| Neighborhood considerations | The pet’s impact on neighbors and the community (e.g., noise, potential for wandering) is also key. |
Is pet screening legal?
Yes, pet screening is legal and is a widely accepted practice among landlords and property managers. However, it’s important to note that pet screening is only considered legal if it’s non-discriminatory. In most cases that is a reference to discrimination against people, not dogs. But in some cases, it can be a reference to dogs as well. Sometimes, pet screening can involve restrictions on specific dog breeds that are deemed dangerous, such as Pit Bulls, Rottweilers, and Dobermans. These breed-specific policies, often referred to as “breed restrictions,” aim to limit potential liability but have been criticized for being overly broad and not reflective of individual pet behavior. You might be able to see trends in pet screening behavior by looking at market data tools like AirDNA.
Fair Housing Act (FHA)
Landlords cannot discriminate against tenants with disabilities who need service animals or emotional support animals (ESAs). These animals are not considered “pets” under the FHA, so landlords must make reasonable accommodations and cannot charge additional fees or deposits for them. Pet screening processes must be adjusted to comply with the FHA by exempting ESAs and service animals from standard pet screening criteria and fees.
Americans with Disabilities Act (ADA)
The ADA requires landlords to accommodate service animals that are trained to perform specific tasks for individuals with disabilities. Service animals are distinct from ESAs in that they have been trained to perform specific tasks that assist with a disability. Unlike ESAs, service animals are allowed in all areas open to the public and cannot be subjected to standard pet screening procedures.
Breed Restrictions
Some jurisdictions have laws that prevent discrimination against certain breeds of dogs, particularly those labeled as “dangerous.” For example, in Colorado, state law prohibits breed-specific legislation, meaning that landlords cannot enforce breed bans or restrictions in rental agreements solely based on a dog’s breed. Similarly, Massachusetts has laws that prohibit municipalities from banning specific dog breeds, making it illegal for landlords to reject a tenant’s pet based solely on its breed. Landlords need to be aware of these local laws when implementing breed restrictions in their screening process to avoid potential legal issues.
Pet screening for emotional support animals (ESAs)
Emotional support animals (ESAs) are pets that provide therapeutic benefits to individuals with mental or emotional disabilities. Unlike service animals, ESAs are not required to have specific training to perform tasks related to a disability.
Legal Protections: ESAs are protected under the Fair Housing Act, which means landlords must make reasonable accommodations for tenants with a valid ESA letter from a licensed mental health professional.
No Fees: Landlords cannot charge pet fees or deposits for ESAs, as these are not considered pets under the law.
Verification: Landlords can request documentation verifying the need for an ESA but cannot ask for details about the tenant’s disability.
Behavioral Assessment: While landlords must allow ESAs, they can still enforce reasonable rules regarding behavior, such as requiring the animal to be housebroken or non-aggressive.
How to handle a pet screening lawsuit
Handling a pet screening lawsuit requires a careful approach to ensure compliance with all legal obligations and to mitigate risks. Handling a pet screening lawsuit involves making sure you follow all the legal rules and protect yourself from any potential problems.
Start by reviewing your pet screening policies to make sure they comply with the law, especially with regulations like the Fair Housing Act. Keep detailed records of all your decisions and communications about pets, and if you’re unsure about anything, consult with a lawyer who specializes in landlord-tenant law. Try to resolve disputes with tenants through open communication and, if necessary, offer reasonable accommodations, especially if the lawsuit involves service animals or emotional support animals.
Does pet insurance help with pet screening?
Just like landlord insurance helps protect landlords, pet insurance can also protect landlords in certain cases, and thus pet insurance can be a big plus when it comes to pet screening for rentals. For landlords, it offers a sense of security because they know any potential damage or injuries caused by a pet might be covered by the tenant’s insurance. This reassurance could make a landlord more willing to approve a pet they might have been unsure about.
Also, if the insurance policy includes liability coverage, landlords might feel safer from the risk of lawsuits related to pet incidents. This reduced risk can make landlords more open to having pets in their rental properties. Some popular examples of pet insurance are Lemonade Pet Insurance and Pumpkin Pet Insurance.
Pet insurance cost by state
Are their tools that help with pet screening?
Yes, there are several programs/tools that can help with pet screening, but be aware, many landlords have different pet rules particularly if they are landlords managing Airbnbs and VRBOs. Some of the most popular are listed below.
| Tool | Description |
|---|---|
| PetScreening | Comprehensive platform that helps landlords streamline pet screening, manage pet policies, and assess risks. Includes the FIDO Score for pricing pets based on risk. |
| Avail | Guides landlords through pet screening by helping them assess a pet’s temperament, breed, and friendliness. |
| Rentec Direct | Provides tools for assessing pets’ housing-related risks, including community-specific breed policies. |
FAQ
How long does pet screening take?
Pet screening usually takes a few days to a week, depending on how fast tenants can gather and submit all the necessary paperwork, like pet health records and behavior histories. The process also depends on the landlord’s or property manager’s workload and how quickly they can review the information provided.
How do you get around pet screening for tenants?
Trying to avoid pet screening is risky and can result in breaking the lease or getting evicted, so it’s best to be upfront and honest about having a pet. Tenants should provide all requested information and documents, such as vaccination records and proof of training, to address any potential concerns the landlord may have.
How much does pet screening cost?
The cost of pet screening varies but generally falls between $20 to $50 per pet, which can be a one-time fee or an ongoing charge depending on the rental property’s policies. Some properties may also charge a pet deposit or additional rent for tenants with pets, which is separate from the screening fee.
