When it comes to property management, many landlords instantly exclude pets due to the potential risk of damage or noise complaints. However, renting to pet owners can bring with it a number of additional benefits, including higher tenant retention and increased rental income.
If you are considering renting to tenants with pets, it is essential that you undertake a thorough pet screening process to ensure you protect your property and avoid any legal issues. In this article, we explore exactly what this type of screening is, why it’s important, and the benefits it can provide landlords and tenants alike.
What Is Pet Screening
In its simplest terms, pet screening is the process whereby landlords evaluate the pets owned by potential tenants to ensure compliance with all current property policies. This includes confirming that pets are healthy and free from any potential pests, are well-behaved and will not cause any issues for other tenants, and that they are generally an overall good fit for the rental environment. The term also covers the specific guidelines for reviewing service animals and emotional support animals, ensuring you are not discriminating against any potential tenants.
Pet screening is an essential requirement for any landlord, whether you are managing one property or an entire portfolio. Carrying out a comprehensive pet check will help to minimize the risk of damage that often comes from poor pet or pet owner behavior, such as scratching surfaces, digging holes, or chewing furniture.
If you can spend time with the pet, you can get a feel for its behavior. This will allow you to understand whether it will be aggressive, loud, or messy, which could cause issues for other tenants on the property.
Building a pet profile is not just about the pet, however. It also acts as part of a tenant screening, helping the landlord assess the tenant's responsibilities and whether they will likely meet these standards.
Of course, pet screening is also important for landlords. With 66% of households having a pet of some kind, pet screening opens up more opportunities and sources of revenue.
How Does the Pet Screening Process Work
The process of undertaking a pet screening will depend on a variety of factors, and it can differ depending on how in-depth you want to go and whether you are reviewing a personal pet or a service animal.
Most commonly, the screening process will look like:
- Tenant submits a pet application
The first step to the screening process will begin with the tenant submitting a pet application at the same time they complete and send in their standard tenant screening application. Much like the tenant form, the pet version aims to gather as much information about the pet as possible.
It should explore the type and breed of the animal, as certain breeds may face restrictions on property
policy or insurance concerns. The form should also have space to clearly outline the pet’s current vaccination record, verifying their health and compliance. You should also ask for a behavioral history of the pet, identifying whether the pet has previous records for causing disturbance or has exhibited signs of aggression. - Evaluation of pet profile
Once the tenant has submitted their pet profile, the property management team will then review it to ascertain whether the animal is suitable. This will include reviewing the breed-specific policies of their insurance to ensure there is no violation, the weight and size of the animal to ensure they are compatible with the property, and whether there is a history of behavioral concerns. - Approval and conditions
If the animal meets the required criteria and is suitable to move in, then the landlord will send a lease agreement that will specify the conditions that need to be adhered to. There will likely be an additional fee known as ‘pet rent’ as well as a higher deposit. This is designed to offset any potential damage or extra cleaning fees required at the end of the tenancy.
The lease will also feature a range of clauses that outline specific rules such as cleanliness, leash requirements, and the effective handling of noise complaints. - Ongoing monitoring
Finally, approved pets will be subject to ongoing oversight, and regular inspections and tenant communications. This is to ensure that the pet continues to meet the required standards and that any violations or concerns about the pet’s behavior can be rectified before they become major issues.
Are There Any Legal Requirements for Pet Screening in Rental Properties?
There are several legal requirements regarding pet screening in rental properties, but this will depend on the location, the landlord’s policies, and specific laws regarding pets in rental housing.
Fair Housing Act
Under the Fair Housing Act (FHA), landlords are prohibited from discriminating against tenants based on certain characteristics, such as race, color, national origin, religion, sex, familial status, or disability. This includes individuals with disabilities who may require an emotional support animal (ESA).
Landlords must make reasonable accommodations for tenants with disabilities who require an ESA, even if the property normally does not allow pets. The ESA does not have to meet specific pet criteria, and tenants with ESAs are not subject to additional pet-related fees (e.g., pet deposits, pet rent).
Americans with Disabilities Act
The Americans with Disabilities Act (ADA) applies to service animals, such as trained dogs, that are vital to helping owners in their day-to-day activities. Service animals are exempt from standard pet policies, including things such as size restrictions or pet deposits and fees.
Landlords are also not allowed to demand excessive documentation, and reviewing these documents should be handled with care and within reasonable timelines.
State and local requirements
Certain cities, counties, or states may have laws requiring or regulating the screening of pets, or imposing specific responsibilities on landlords regarding pets in rental units. For example, some places have rules about noise control or pet waste management.
How Long Does it Take to Review an Assistance Animal Accommodation Request?
Landlords are required to handle assistance animal accommodation requests promptly by law, but the actual time will depend on several factors, including the landlord’s policies and the complexity of the request.
While there is no mandated timeframe, most housing professionals recommend completing the review within 7-10 business days from the date the request was submitted with the relevant documentation. If additional information is required or verification is needed, then the timeline may be extended further.
If the request is complex because of unconventional animals or there are significant changes to the property needed, additional review time may be necessary. However, even in these situations landlords will be expected to work diligently and reach a final decision as quickly as possible.
What Are the Benefits of Pet Screening for Landlords
Pet screening is designed to provide property management teams with clear insight into the tenant and the animal that will be staying at the property. It can offer a range of benefits, including:
- Risk mitigation
Pet screening helps to assess whether a pet is likely to be well-behaved or excessively noisy. This mitigates the risk of property damage and noise pollution to other tenants living nearby. By understanding the breed and size of the animal, tenants will also be able to establish whether they are suitable for the property. - Compliance with laws
Pet screening also ensures that landlords are remaining compliant with all laws and requirements. It allows them to differentiate between regular pets and assistance animals, avoiding discrimination and unnecessary fees. - Financial benefits
Thanks to pet fees and deposits, pet screening provides a structured basis for charging fair pet deposits or additional rent for non-service animals. This helps to offset any potential damages or costs that might occur. - Consistency and objectivity
Pet screening ensures that every tenant is evaluated using the same criteria, which ensures there is no discrimination or favoritism. A standardized process also provides clear documentation that can be useful in resolving any disputes or claims later down the line. - Tenant relations
Tenants who undergo thorough pet screening help to demonstrate their responsibility and commitment to following the rules. This can often lead to them being better overall renters as they understand what they have committed to.
Offering pet-friendly housing options, backed by a careful screening, can attract a larger pool of potential tenants without jeopardizing property safety.
What Are the Benefits of Pet Screening for Tenants
Of course, pet screening is not just a benefit for landlords. It can also provide a range of advantages for tenants, including:
- Access to pet-friendly housing
Tenants who complete pet screening may have a better chance of securing housing in pet-friendly properties as landlords are more likely to consider those who have verified and well-documented pets.
- Ensures fair treatment
Tenants with assistance animals, such as emotional support animals (ESAs) or service animals, benefit from a fair evaluation, ensuring they are not subject to unnecessary fees or restrictions under the Fair Housing Act (FHA).
- Clear communication
Pet screening often clarifies landlord policies, such as pet fees, behavior expectations, and property rules, for tenants. This ensures they understand exactly what is required and gives them transparency and proof in the event of a dispute.
- Faster approvals
A comprehensive pet screening may seem like a time suck, but having a process in place ensures landlords have all the required information upfront, reducing delays in the rental approval process for pet owners. That means tenants will be able to move into the rental at a faster rate than without a process.
- Legal and Safety Benefits
Pet screening ensures that all pets living on the property are properly vaccinated and healthy, creating a safer environment for all tenants.
Best Practices for Pet Screening
Adopting best practices for pet screening can help housing providers effectively balance accommodating tenants with pets and protecting their property and business interests. These include:
Establishing clear pet policies
Make sure to establish clear policies for pets. These should outline any rules regarding pet types, breeds, and sizes, and should be detailed within the lease agreement. Make sure to create a distinct policy for assistance animals to ensure compliance with the Fair Housing Act.
Use a standardized screening process
Make sure that you are using a standardized process for all potential tenants. This will ensure you are screening all animals with the same criteria to remove any discrimination or favoritism. You should ensure that you are screening for essential information, such as vaccination records, behavioral history, and training documentation.
Stay FHA-compliant
Assistance animals are not pets and must be accommodated without additional fees, deposits, or restrictions unless they pose a direct threat or cause undue burden. When handling these requests, make sure you are reviewing them promptly to avoid unnecessary delays.
Communicate policies transparently
Make sure you are being as transparent as possible throughout the screening process. Explain the steps simply and clearly, stating any applicable fees or deposits or lease addendums. This will ensure you have proof should there be any issues later on.
Final Thoughts
If you choose to allow pets on your rental property, implementing a pet screening system is a must. A well-structured process helps to streamline the application process while ensuring your rental remains a welcoming place for everyone. Effective pet screening also helps foster a safe and responsible agreement between tenant and landlord—which leads to building positive relationships.
Property management can be a complex process, but here at TenantCloud, we’re on a mission to transform the process by providing powerful software that gives you everything you need in one place. From tenant screening and rental applications to maintenance requests and reporting, our system has everything you need – so why not sign up for your free trial today and discover how we can help you!
