Finding Pet Friendly Rentals

Pet-friendly rentals are becoming harder for pet-owning renters to find these days as an increasing number of building owners have rolled up the welcome mat to tenants with critters. If you own pets and rent, you know that it can be difficult, if not impossible, to find housing. Unfortunately, many landlords just don’t want to deal with the hassles of irresponsible pet owners in their properties and so avoid renting to pet owners completely. This practice has left many well-loved family pets out on the street or dumped off at shelters when the owners can’t keep them. In fact, moving or no-pet landlord policies are among the top three reasons people give for abandoning their pets, according to the Humane Society of United States. But you can see the perspective of many landlords. The majority of pet owners are responsible; but one irresponsible pet owner is a nightmare to deal with - damage to property, noise, complaints from other tenants and neighbors, liability due to dog bites & the increased insurance rates that go with the increased liability. In many cases, it just might cost the landlord too much to have to deal with accepting pets. On the other side, pet owners have many complaints or are extremely frustrated with how the rental listing and application processes are. Pet owners are willing to do what it takes but are often exhausted with trying to get there. Pet owners are left feeling exasperated, unmotivated, uneducated, hopeless and in some cases taken advantage of. However, finding a pet-friendly rental is not impossible. If you're a pet owner committed to caring responsibly for your companion animal, there are several steps you can take to find animal-friendly rental housing without the headaches and exhaustion associated with the full-time housing hunt. If you're a landlord or housing manager, you can play an important role in preserving the bond between responsible pet owners and their companion animals by instituting a pets-allowed policy and taking a few steps to require specifics of a prospective tenant to hold them accountable for their pets and encourage responsible pet ownership. If you’re looking to rent and you have pets or if you are a landlord who is considering a no pets policy, here are some tips to housing that already accepts pets, what can be done to accept pets, how to approach a landlord who doesn’t advertise a pets-allowed policy or to read what pet owners can and may already be doing to win back that trust.

10 MOST IMPORTANT TIPS TO FINDING PET FRIENDLY HOUSING

Compiled from istock.com, HSUS, and Rentnet

1. KNOW WHERE TO FIND PET FRIENDLY HOUSING - While there is no substitute for making a professional connection with someone who understands how important your pet is to you, try to find resources every where you can and be prepared to think outside the box. Some ideas are:
Ø community apartment guidebook at the supermarket
Ø newspaper distribution boxes on the street
Ø check with the local humane society
Ø check with local animal control authorities
Ø contact local real estate brokers or resident managers, and ask them if they know of any rentals that accept your type of pet. They may have good leads to places that have not been advertised yet.
Ø contact local property management agencies
Ø contact rental listing agencies or rental agents
Ø check online pet friendly listing sites
Ø check local advertisements
Ø roam around neighborhoods and look for rent signs
2. PLAN AHEAD - Two of the most common reasons people give for leaving their pets at the shelter are, "We're moving" and "The landlord won't allow my pet." The animals can't understand why their owner is leaving them. We can't know what pets feel, but they often show signs of stress and anxiety when their owner leaves them at a new home or a shelter. Before you get a pet, be sure you can move it with you and save yourself the guilt and heartbreak of leaving a part of your family behind. Most of all, be responsible and think ahead. If you’re renting now and think you will be renting for the long term, it just makes common sense to not have large dogs. Particularly if you live in a small apartment, don’t get a dog that likes to run and needs space - perhaps a cat or even an older dog might be better for your lifestyle. The worst thing you can do is getting a pet, have to move (or a new owner takes over your building and now has a no pet policy) and not be able to find another place that accepts it because of its breed or size. Your pet will only suffer and possibly be killed at a shelter if you have to give it up - and you will have lost a friend and companion. But if you must have your pets make sure you have plenty of time to find rental housing. Bringing along a pet involves extra considerations. Finding pet-friendly housing will probably take some extra time—plan for six months at the outside! Renters need to plan ahead. If you move, it is very difficult to find a new place that allows pets, especially dogs. Most will require an extra pet deposit. Decide before adopting whether you are willing to take a less attractive apartment in order to keep your pet. A pet that is neutered, tagged, and well behaved may convince a landlord to allow your pet, but be sure that your lease specifies your pets are allowed. If not, you may have to choose between keeping your home or your pet should a neighbor complain or the building is sold. No one likes the hassles involved with moving, much less finding rental housing that accepts pets. If possible, start to check ads and contact real estate agents and rental agencies at least six weeks before you plan to move.
3. BE PREPARED TO PROOVE YOURSELF AND YOUR PETS - There are many ways to show how responsible you and your pet is as would be tenants. Here are some tips to help you go in well armed with your application to rent:
Ø Put together an informative pet resume and pet portfolio. Just as you would be landing that job, this will help you land a pet friendly property. It also shows that you are diligent, trustworthy and very serious about your pet, their care and the property you will be renting. Portfolios should include photographs of your pets, proof of licensing, proof of spay or neuter, current records of vaccinations and veterinary care, dog training school diplomas, references from previous landlords, veterinarians, pet care providers, past neighbors and anyone else you can think and information on pet first aid and nearby emergency veterinary clinics.
Ø If you can't arrange for a meeting, consider making a short scrapbook with photos of your pampered pet in his or her current home, and/or draw up a résumé for your pet. Scrapbooks and résumés are unique ideas that are guaranteed to make a strong, yet positive, impression.
Ø A letter of reference from your current landlord or condominium association verifying that you are a responsible pet owner. Especially if you have a larger dog, make sure your dog is trained and that you have certification of his or her behavior by a reputable dog trainer, pet care provider, dog walker or other person to vouch for your pets positive behavior management skills.
Ø Written proof that your adult dog has completed a training class, or that your puppy is enrolled in one.
Ø A letter from your veterinarian stating that you have been diligent in your pet's medical care. Most veterinarians routinely fulfill such requests for their clients. Provide proof of neuter/spay, as well as vaccines.
Ø Ensure that their dogs or cats are licensed and outfitted with visible identification at all times and provide proof to the landlord.
Ø Inform your prospective landlord that you practice pet preparedness. Maintain a pet emergency kit that includes an emergency plan and supplies in the event the home must be quickly evacuated because of a disaster.
Ø Show that you practice responsible flea control. Maintain an active flea-and-tick control program so these pests won't spread to neighboring units, the common areas of a building, or public parks. A good way is to include a flea control schedule that you abide by in with your portfolio to include dates and what method was used in the past year.
Ø Spay or neuter their dog, cat, rabbit, or ferret to improve the health and behavior of the animal and to prevent their animal from adding to the problem of pet overpopulation. This also shows to a landlord that you understand issues pertaining to pet behavior, accidents, marking and pet maintenance issues as well as respecting any spay/neuter requirements of the landlord.
Ø Obey local animal nuisance laws (which generally define "excessive noise" by any animal as continuous or incessant for a period of ten minutes, or intermittently for one-half hour, to the disturbance of any person at any time of the day or night). Gaining proof of references from past neighbors and landlords stating how you obeyed those laws and had a peaceful pet also shows respect for those issues.
Ø And, be the perfect tenant in every other respect. Don’t expect a landlord to give you special treatment when you’ve been evicted in the past, have spotty credit and or have limited job history. Show them that you’re responsible in all other ways.
4. BE PREPARED TO PAY AND OFFER TO PAY FOR PET DEPOSITS AND EXTRA PET RENT - You may be required to pay a pet deposit, some or all of which may be nonrefundable. Be sure to discuss deposits and monthly pet-related fees in advance. And have these fees put into writing, too. Request a copy of any house rules pertaining to pets. Let the landlord know that you will abide by the rules set for the broader community and respect the concerns of residents who do not own pets. Be willing to pay a little extra. Tell your prospective landlord or resident manager that you are willing to pay an extra security deposit to cover any damages your pet might make to the property.
5. OFFER TO SCHEDULE A MEET AND GREET WITH YOUR PET - Offer to bring your pet to meet the landlord. If they see your dog is friendly, well-treated and healthy, how well groomed and clean they are, they may be more likely to agree to accept it. Keep their dogs on leashes at all times when outside the home. Clean up after their pets and dispose of the waste in a sanitary manner This will show well you respond to your dog and shows how responsible as a pet owner as well.
6. PROMOTE YOURSELF AND YOUR PET - Responsible pet owners make excellent residents. That's why people looking for an apartment, house, or condominium to rent must be able to sell themselves as responsible pet owners, who are committed to providing responsible pet care and being responsible neighbors. Because they must search harder for a place to live, pet caregivers are more likely to stay put. Lower vacancy rates mean lower costs and fewer headaches for landlords and real estate agents. Let prospective landlords and managers know that you understand that living with a companion animal is a privilege, not a right. Let the landlord know that you are also concerned about cleanliness: emphasize that your pet is housetrained, and that you pick up all of the waste outside. Offer to bring your pet to meet the owner or property manager, or invite the landlord to visit you and your pet in your current home. A freshly groomed, well-behaved pet will speak volumes. Emphasize that the same pride you take in caring for your pet extends to taking care of your home. Many landlords are concerned about fleas, so be sure to let your prospective landlord know that you maintain an active flea-control program for your pet and home. Provide written proof that your pet is spayed or neutered and is, therefore, healthier, calmer, and less likely to be a nuisance. Make it clear to the landlord, manager, or condominium board that you keep your cat inside and your dog under control at all times and that you understand the health and safety benefits of doing so. Recognize that it may be futile to try to sell yourself and your pet to a large rental community with a no-pets policy. You're more likely to be successful if you focus on places that allow most pets, allow certain pets (for example, cats or dogs weighing less than 20 pounds), or that don't say, "Sorry, no pets." Individual home and condominium owners may be easiest to persuade. Ideally, look for a community with appropriate pet-keeping guidelines that specify resident obligations. That's the kind of place that's ideal for pet owners because you'll know that other pet caregivers there also are committed to being responsible residents.
7. BE HONEST – From the start honesty is always the best policy. Negating information on your pet from the time you apply, through to moving in, only to bypass any landlord concerns will only contribute to the general inclination of landlords not to allow pets. Don't try to sneak your pet in. Keeping an animal in violation of a no-pets rule contributes to the general inclination of landlords not to allow pets. You also may be subject to possible eviction or other legal action. Chances are, the other tenants know about the no pets policy and will only be too happy to tell. You’ll be breaking a contract and will likely have only a short time to find it another home or move out.
8. ENCOUNTERING NO PETS POLICIES - No Pets means it. If an apartment community has a no-pets policy, there's a reason for it. Why bother arguing? Concentrate on places that welcome pets. If you are having no luck with finding pet friendly places you could also try other options for convincing landlords you, as a pet owner, are a better choice as a tenant and offer solutions to combat their concerns about renting to pet owners. If you encounter a no-pets policy, ask if it is the result of a negative experience with a previous resident. Addressing your landlord's prior experience may show you how to present your own request most effectively. Don’t just call up and say “I have two big German shepherds and I’d like to rent your apartment.” The landlord who doesn’t normally accept pets will say, “Sorry and goodbye.” Instead, say “I have two loving family dogs who mean the world to me. I am prepared to provide you with an additional pet fee of $500 (or whatever you agree to) to offset any damages, inconvenience or additional costs they might cause you. I will agree in writing that if they are a nuisance to other tenants or neighbors, I will give you 30 days notice (again, what’s reasonable to you and the landlord) and will vacate the property, and will pay for additional advertising and application costs you may incur in re-renting the apartment. (Even offer to find a replacement tenant.) Prior to signing the lease, I will provide you with copies of their certificates of training, recommendations by their trainer as well as a recommendation by their veterinarian of however many years.” Point out that because it's so difficult to find a place that accepts pets, you're more likely to be a stable, long term renter. You may even want to consider offering a promise that your dog(s) attend day care or hire a pet care provider to stop by a few times a week which will seriously cut down on any behavior problems you are likely to have. An active dog is very often a happy dog. Let the landlord, manager, or condominium board know that you share any concerns about cleanliness. Point out that your pet is housetrained or litter-box trained. Emphasize that you always clean up after your dog outdoors and that you always properly dispose of your pet's waste. Make your request to the individual or group with the ultimate authority to grant your request. Usually this will be the owner of the house or apartment. The owner may, however, delegate the decision to a property manager or resident manager. Check to see if, in addition to obtaining the landlord's approval, you must also submit a written request to the building's board of directors (or association, in the case of a condominium community).
9. PUT YOURSELF IN THE LANDLORD’S SHOES - Understand why many housing communities reject pets. Put yourself in the shoes of a landlord, housing manager, property owner, or condominium association board member for a moment: They may have had bad experiences with irresponsible pet owners who didn't safely confine their animals or pick up their feces, sneaked pets in, or left ruined carpets and drapes when they moved out. They may be worried about complaints from neighbors about barking dogs and wonder how they are going to deal effectively with pet owners if problems arise. All these concerns are legitimate. You may want to learn more about the housing laws with regards to pets and why a landlord may be hesistant to rent to pets.
10. GET IT IN WRITING - Once you have been given permission by a landlord, manager, or condominium committee to have a pet, be sure to get it in writing. Sign a pet addendum to your rental agreement. Comprehensive agreements protect people, property, and the pets themselves. If your lease has a no-pets clause, verbal approval won't be enough. The no-pets clause should be removed from the lease (or crossed out and initialed) before you sign it. Be sure it has been removed from or crossed out on your landlord's copy, too. Sign a pet addendum to your rental agreement. Note any pet security deposit, which may or may not be refundable. Request a copy of any house rules pertaining to pets. And after all this – abide by the terms of your contract.

ADDITIONAL TIPS AND SUGGESTIONS COURTESY OF LANDLORDS THEMSELVES
During the past few years, I personally went out and surveyed pet owners, rental agencies that specialized in pet friendly rentals locally in San Diego, landlords that may or may not accept pets, and professionals such as Animal Behaviorists, Animal Communicators, Veterinarians, Veterinary Technicians, Pet Sitters, Dog Walkers, Pet Boarders, Dog Trainers and other professionals in the field of services to animals. I had received a great deal of additional tips and suggestions that would shed some light on all sides of the stories in hopes to better inform pet owners looking for rentals. Here are some additional tips by the professionals in the business of pet care or in the business of renting to pet owners that you may find some information about.

WHEN PREPARING TO FIND NEW HOUSING
Landlords and professionals often had the same answers. First and foremost, landlords and pet professionals all agree with the tips given by animal welfare agencies and rental agencies listed above 100%. Planning ahead, being honest, portfolios, resumes, meet and greets, etc are things landlords look for with prospective tenants and are things that are in the best interest of the pets. Take those tips seriously, your landlords certainly do. Additionally when preparing to find new house they all made the following suggestions:
Ø Make sure you find somewhere that has adequate space for your pets. Don't put a big dog in a small unit with no yard. Know what type of rental to look for and consider your pets needs on this. Show you have done your research on this to prospective landlords.
Ø Adequately train your pets long before moving. Take the time to positively reinforce crating behaviors. Many animals, including dogs, cats and birds should be crated when traveling long distances, whether by car or airplane. The less stress created by traveling, the more likely the animal will be calmer upon arrival. Also, when arriving in a new area, the crate can act as a 'den' - a calm, safe place where they don't have to worry about the new environment. Teach your pet how to be confined in a crate, ride in a car, walk on a leash, eat and drink in strange places. Expose your pet to new positive environments and noises to help reinforce this training. Landlords need to know that the pet owners know what kind of schedule their pets are going to have. Dog especially get bored and aggressive if they are not given enough attention. This could lead to the dog causing damage to an apartment.
Ø Don't take in animals unless you are in your forever home. Take into account your animal companion. If the new place doesn't allow animals, keep looking. Do not give up on your pet, make sure they stay part of your family. Moving is not an excuse to abandon or re-home your pets.
Ø Do your homework! If moving to a new apartment research the pet rules on the property. Make sure people in the neighborhood are going to be comfortable and accepting of the types of pets you have.
Landlords also strongly suggested:
Ø Don't be overly picky. Every pet owner thinks their pet is the best pet in the world. Believe me, we have heard that before over and over again. Get used to lowering standards if they are too high for what is available in the marketplace.
Ø Don't get discouraged, if you are a good person you will find a good home.
Ø Pet owners need to check community regulations and city laws regarding housing of pets. Some cities or states only allow specific species or may have quantity restrictions or may require you to possess a permit to own specific pets. Educate yourself on what the laws are pertaining to pet ownership in rentals, how the courts rule on issues pertaining to pet owning tenants and landlords and what restrictions are placed on landlords in order to rent to pet owners.
Pet professionals also added:
Ø Often overlapping rental periods even by a couple of weeks will aid in preparing for a move and will ultimately give your pets time to grieve the loss of losing a home, If you are unable to do this, please consider planning to find a temporary place where your pets can be boarded or fostered while you are in transition from being homeless to finding a pet friendly rental.
Ø Create or save funds, a budget or at least a savings account months in advance specifically for moving expenses. In San Diego this could mean anywhere from $2000-$7500 depending on how much your rental move in costs are. Assume three times the rent just to move in without pets. Then tack on a month worth for pet deposits and first and last pet rent. Then tack on the costs associated with moving such as loss in income, movers, moving trucks, packing help, moving supplies and so forth.
Ø Opt for lease rentals as opposed to month to month. Leases will allow a guaranteed amount of time to rent and it can be renewed. Month to month means that a landlord can opt to give 30 days notice to vacate anytime. This means a shorter move out notice. Pet owners need more time to move out, to find housing and to be prepared for a move. Plan on 3-6 months before the move out date to start planning. Leases will at least give you that time, where as landlords may or may not give that kind of notice on a month to month agreement. You can also request in writing that should a landlord want you out that you need a certain amount of time to find equivalent housing because you have pets.
Ø Keep options open. Once you find a place don’t rely that it will pan out. Have back ups by continuously looking. This may be even the best policy even once you have moved into your new place. Just keep looking, just in case.
Ø Look for a pet friendly area or where nearby dog parks in your search, often times pet friendly landlords exist in communities that are pet friendly. Find the pet friendly communities and you would be more likely to find pet friendly landlords!
Ø If the Dog is a CGC (AKC Certified Canine Good Citizen), they may be allowed in places they wouldn't normally be allowed.

WHEN YOU HAVE FOUND THAT PET FRIENDLY PLACE
When you have found that pet friendly place landlords and pet professionals strongly suggested to also:
Ø Make sure to ask the landlords the following things about the property that would benefit your pets such as pet rules and regulations, appropriate heating and lighting for habitat creatures, making sure there are no areas where pets can escape, if the property can be pet proofed or child proofed, making sure the property has adequately screened windows, adequately securing door, what the restrictions are on walking in common areas with pets, what flooring the rental has, what outdoor areas there are, where the nearby parks are, check for safety hazards, ask what types of pets the neighbors have and if there were any problems with them, where the appropriate places to relieve the pets, and how much wear and tear is normal to the landlord.
Ø Make a list of resources for your landlord. Owners moving should maybe get information on good local vets and vaccination centers. Provide a list of contacts for your pet care providers to include but not limited to your dog groomers, dog trainers, your pet’s communicator, therapist or behaviorist, dog walker, pet sitter, pet boarding, and emergency contacts of where your pets should go should something happen to you.
Ø Make sure you and your landlord are 100% clear on what they lay of the law is with regards to the pet policy. Landlords need to play their part by being absolutely clear as to their policy on pets right from the beginning. After the move in is not the time to lay down the law. Pet owners should always ask their landlord to sign a document stating that he or she has approved of the pet(s).
Ø Most landlords require all pets to be spayed and neutered. If for some reason you cannot do this, you should provide a verifiable reason as to why the pets are not neutered. If altering the pet is hazardous to their health, make sure to include references from past landlords that there were no issues pertaining to the not spaying and neutering the pet and a letter by your veterinarian verifying the medical complication. The same can be done for any other reason that is verifiable such as a letter from a breed organization stating that the animal served towards the efforts of the breed organization, was a show dog, or something to that effect. If the reason is religious, may a letter from your religious leader may be a good verifiable reference.


PET FRIENDLY HOUSING FAQS
Information compiled from HSUS, Rentnet, Pet Friendly Rentals San Diego and private survey questions asked of by Pet Professionals, Rental Agencies, Real Estate Agents and Property Owners with Rental Income Property

Are there really landlords out there that will accept pets or is this a myth?
Surprisingly, among the landlords asked about renting to pet owners many of them said they liked most pets and their owners. Many themselves are pet owners and can sympathize with the responsibilities of pet ownership and respect those that are responsible pet owners. Many landlords stated that they conduct their renting process on a case by case but have to take into a lot of factors ranging from how responsible the tenant will be with their property, to the added costs of maintenance, repairs and legal responsibilities of the properties through to maintaining peaceful and habitable environments for all their tenants. Of those landlords 66% of them said they would give an above passing grade on how responsible they thought past pet owning tenants were. Only 26% thought that their past tenants were decent (not the best) in terms of how responsible they were. It is clear that landlords are hesistant to rent to tenants without knowing for sure they will be responsible with their properties. Likewise the amount of trust landlords reported on with regards to tenants with no pets was much higher because there was much less damage, maintenance and repairs to worry about. However on the plus, landlords will accept most pets with certain restrictions. 46% of the landlords said they do rent to pet owners, and the remainder said that they would but that it varies on types of pets. Dogs under 25lbs are 57% likely to be accepted, where as dogs over 25lbs are 44% likely, puppies are 39% likely, and all breeds are 31% likely.

Why is it so difficult to rent pet friendly in San Diego County when San Diego County is a large pet owning county? Why are rents so high?
San Diego County has the lowest vacancy rating in years, less than 2%. That means 98% of available rental units are occupied. That means the demand (renters) is high and the supply (properties) are at an all time low. Landlords are also hesistant based on previous experience and lack of responsible pet owners out there to rent to pets. In addition the employment rate is high right now so many people have decided to move here. However, developers report they cannot get affordable insurance to build new homes and apartments so new ones are not being built which adds to our "housing crisis" Many pet rental agencies also commented that cats eliminate 75% of available properties and dogs eliminate 90-95%.

What are some limitations that landlords may have about renting to certain pets or pet owners in general.
Some limitations landlords that pet owner should be aware of and make sure to ask about should they have a particular pet or issue with a pet are listed as follows. Certain pet limitations may include:
Large birds, Dogs of any breed, size, or age restriction, Exotic pets, Livestock, Fowl, Aquariums Pets, Reptiles, Amphibians, Insects, Arachnids, Multiple pet households (i.e. only allows 1-2 cats, 1-2 dogs, etc), Non spayed or non neutered pets

What are some factors landlords consider before renting to a prospective tenant with regards to their properties? What are some of the concerns landlords have about renting to pet owners?
Some factors include:
How responsible the pet owner is as a tenant in lieu of what precautions they take to be accountable for themselves, How responsible the pet owner is as a pet owner in lieu of what precautions they take to be accountable for their pets, How responsible the pet is as a tenant in lieu of behavior, training, flea control, grooming and pet care needs, The condition and amenities the tenant makes on a first impression on how well groomed they or their pets are and how well maintained their vehicle is. , The condition and amenities of the rental, Rental market at the time, the more renters the less likely the pet owners would be considered, The match between the property and pet. Is the pet appropriate for the property size and amenities?, How receptive of pets the neighbor tenants might be, Honesty of the tenants, Pet age and maturity, New amenities such as carpets and flooring may make landlords hesistant, No yard, No references mentioning how well properties were maintained, Amount landscaping may turn pet owners away at the door, Blacklisted breed issues, Credit-worthiness, Ability to pay, How long tenants have lived in properties before them, Condition of former house – surprise visits, Providing pet care records, If the owner hires professional help to exercise or care for the pets indicates they can afford the rental, Temperament / aggression issues, Noise and disturbing other tenants, Liability, Damages, Getting sued by other tenants, Getting sued by the tenant because of the pet, Flea Infestations, Damage to other residents, Advice by the AOA or property management magazines

What conditions or contractual amendments would ease some of the landlord concerns about renting to pet owners?
Some things tenants should be prepared to cover are providing insurances, deposits, additional pet rents, information on their pets as well as themselves, signing contracts and agreements, credit checks, proof of income, references, pet care licenses and other documents or information as required by a landlord.

What does “no pets” really mean? I have heard landlords say this in the ads, but will accept other pets besides dogs and cats? Why is this?
“No pets” almost always means just that – no pets allowed. However some landlords may only refer to non-service animals, dogs or cats. Some landlords may not know the laws pertaining to service animals or may be referring to the most popular affiliations when someone says “pets”.

If a landlord says no pets and means all kinds of domestic pets, why is it this? Most caged and tank pets are the quietest, cleanest and low maintenance pets in the world, why are they discriminated against?
Believe it or not, pets can cause damage in a variety of ways. Just because you have a caged or tanked pet doesn’t mean it won’t cause less damage than a cat or dog. Landlords have reported that some birds will eat sheetrock, tenants have drilled damaging holes into their walls and ceiling to create places for their bird to sit and nest, birds can fly loose tearing up window treatments, knocking over household furnishings that may damage part of the structure, or poop on floors that cause stains and odors. Also some birds, such as parrots, can be a noise disturbance issues. Dogs and cats also can damage floors, window treatments and pose injury that the landlord could get sued for. Even some caged pets, reptiles and amphibians like hamsters, mice, rats, snakes and lizards and so forth may escape, breed with other pests and cause a pest control problem, get into walls, injury or bite another tenant or attract unwanted wild animals to the property. Aquariums can leak or break and cost hundreds of dollars in damage to the house, as well as the excess moisture can cause mold. Landlords read articles about water damage from tanks, which then leads to mold and other damage and then they think they will get sued. There could also be the worry of allergies amongst a tenant community. There are many reasons why no pets means no pets.

Does the “no pets” rule include service animals? If so why?
By California state law, it does not. The law protects the disabled or anyone who has a licensed service animal for human use to be discriminated against by any landlord. Although some landlords may charge deposits that are extra for having a pet owner rent that has service animals.

Why can't I find a place that will take my Pit Bull, Rottweiler, Doberman Pincher, German Shepard, Chow Chow, Akita, Husky?
There are a number of reasons. These breeds may be on an insurance policy blacklist that the property owner maintains. Although this is generally denied in the insurance industry it is thought that is part of the reason. In order to avoid a blacklisted policy, the property may opt to purchase more expensive insurance which eventually trickles down to the renter in higher rents. If you own this breed, expect to offer to compensate for the extra cost in that insurance somehow in addition to supplying the other two types of insurance. Another reason is that people prejudge certain species based on previous experiences or advice given by their peers. In fact 78% of the landlords surveyed said that breed restrictions due to blacklisted breeds such as pit bulls, Dobermans, German Shepards, Rottweilers, or any other blacklisted large/aggressive breeds are not going to be covered by a majority of the available liability insurances on properties and therefore would not accept it.

What is the deal with pet deposits? What are they for? Are they really necessary? Why do landlords want them?
Any pet owner looking for a rental n San Diego should offer to pay a pet deposit. Pet deposits are like move in deposits in that they are monies set aside to offset repairs, unpaid rents, damages or any other cost associated with any tenant that moves out and requires compensation for losses to the landlord. Most landlords are reasonable about how deposit to require on pets which can be as much as equivalent to first month rent. Deposits are calculated based the amenities of the property, what potential damages or fines could occur on behalf of a pet and so forth. Expect high deposits on properties with carpet or other flooring that is expensive to replace or clean, multiple tenants living in the same community, high landscaping maintenance, larger yards, properties with antique furnishing, what pets will stay there, what pets are more likely to cause the most damage and so forth. Most landlords agree that a deposit ranging from $300-$1000 would cover most damage that would be required of them to get the rental ready for the next tenant. Provided that the tenant was responsible for the property, most all landlords reported to have refunded deposits entirely minus any expenses related pet repairs. If the tenant damaged the property because of their pets to the point that all the deposit was used to finance the repairs or if there was unpaid rents, then tenants should not expect to see a refund of their deposit.

What is the deal with additional pet rents? What are they for? Are they really necessary? Why do landlords want them? How often do these deposits get returned when a tenant moves out and with interest?
Assigning an additional monthly rent for having pets in the house may be required by a landlord for a number of reasons. Most of the time it is negotiable, a very small amount per pet or a larger amount for multiple pets. Pet rent could also be assigned as an additional percentage of the rent amount. These rents typically compensate the landlord for general maintanence and added property insurance on behalf of the pet staying there such as yard maintenance, liability insurance coverage, carpet cleaning and so forth. Pet rent is considered a separate amount aside from a pet deposit and should be used for added maintenance or property costs associated with pet tenants. Rent typically are not designed for compensation of damages or fines after a tenant moves and are more so designed as an added compensation tool for monthly expenses relating to property maintenance, cost and living conditions that require it. For the most part any animal that could soil floors regularly, stain yards or destroy landscaping with normal wear and tear or by nature increase liability insurance would encourage a landlord to increase rent to include a pet rent amount.

What are the two other types of insurance should I possess as a renter with pets?
Renter’s Liability Insurance and Pet Liability Insurance.

Would a landlord consider renting to a pet owner if they provided you with specific documents and references on behalf of their pets such as a training certificate, vet/vaccination records, prior landlord references?
Most landlords would consider renting to a pet owner for the most part if this was provided. There are some landlords who are adamant about their no pets policies, so make the offer and ask.

Would landlords consider renting to a pet owner if they signed an agreement stating they had to find alternate care to their pets while they were gone or other method of behavior control/prevention if the pets exhibited nuisance issues for other tenants?
Most landlords would consider renting to a pet owner for the most part if this was provided. There are some landlords who are adamant about their no pets policies, so make the offer and ask.

Where do I find Liability Insurance coverage for my pets or Renters Insurance?
Your landlord's insurance policy will not cover your losses due to theft or damage. Renters' insurance also covers you if you're sued by someone who claims to have been injured in your rental due to your carelessness. Renters' insurance typically costs $350 a year for a $50,000 policy that covers loss due to theft or damage caused by other people or natural disasters; if you don't need that much coverage, there are cheaper policies. Talk to your auto or rental insurance agent, they may have a policy. Research the Internet for policy makers.

When I go to a rental listing agent where would they get their listings from?
Usually straight from private owners, property managers and real estate agents of properties who prefer to utilize the service instead of or in addition to other methods of advertising. Many rental listing agents will actively seek out pet friendly landlords, complexes and agencies and will often receive leads before any other advertisement method is used. Sometimes landlords prefer to only use a service as they know the benefits of responsible tenants found through the site. Listings sites will also update the information on a weekly basis to maximize the available pet friendly rentals in an area.

Where can I learn my tenants right with regards to renting from landlords in San Diego?
The California Tenants Right Web Site-http://www.dca.ca.gov/legal/landlordbook/index.html
The Tenants Legal Center of San Diego 5252 Balboa Ave, Suite 408, San Diego, CA 92117, 858-571-7100, Attorney Mr. Steve Kellman, http://www.tenantslegalcenter.com/

How can I better understand what landlords face when deciding on whether or not to rent to a pet owner so that I can help to prove how responsible I am as a pet owner and ease some of their past concerns? What horror stories of renting to past pet owners might they have that I can learn from?
Landlords have reported a variety of reasons to not rent to pet owners almost all in part based on past experience. Costs associated with damage to a property, maintenance of yards, replacement of structural features, removing odors and stains, removal of an escaped animal in walls that may have passed away, chewed or other damaged property, fined paid due to noise ordinance issues, repairs to flooring, windows, window treatments and damages are the main reasons why landlords are hesistant to rent again to a pet owner. Providing proof how well you maintain a landlords property and addressing some of those concerns, including what you plan to do about those issues should they arise, may help make your case much better to a landlord. Often times it’s more about how a tenant will affect the cost of protecting the landlords assets than personal issues against pets.


PET-FRIENDLY HOUSING RESOURCES
Century 21 San Diego 55+ Senior Communities - http://55seniorcommunitysandiego.com
Fallbrook Homes for Sale and Real Estate Info, Susah Marsh - http://www.susanmarshrealtor.com
North County Times (free) – http://homes.nctimes.com/RealEstate/Rentals/SearchIndex.asp
Pet Friendly Apartment Directory (free) - http://www.peoplewithpets.com
PET FRIENDLY APARTMENT RENTALS (fee) - http://www.petrent.net
Pet Friendly Travel Directory - http://www.petvr.com
San Diego Downtown Real Estate, Condos - http://sandiego92101condos.com
San Diego RealEstateAuthority.com - http://www.sandiegorealestateauthority.com
Pet Friendly Apartment Search (fee)- http://petfriendlyrentalssandiego.com
San Diego Union Tribune online (free) - http://www.signonsandiego.com
Team Aguilar San Diego Real Estate - http://www.teamaguilar.com/
Westside Rentals (fee)- http://www.westsiderentals.com