What Happens to Rover When the Marriage is Over?

Chapter 3

THE PROPERTY PET PREDICAMENT

(Renting with Rover)

It’s so discouraging for pet parents seeking a place to live. They get to the end of a perfectly great rental advertisement to see the words: NO PETS. I brought my dog Sadie home to a house I owned, so I never imagined myself being in that situation. I was wrong.

Life has a way of bringing unexpected changes, and Sadie and I weren’t exempt. April 28, 2008, we walked out our front door for the last time. The weeks leading up to this day had been hectic. Yard sales morphed into moving sales. Packing boxes were everywhere, and a poster I’d kept for years was prominently and temporarily taped to the mirror in my bathroom. The photo was of a night moon over the ocean with the caption: “There is a time to leave even when there is no certain place to go.” This was our reality.

Finally, the movers had taken what we wanted to keep to a storage unit, the house had been cleaned for the last time, the refrigerator we’d stood in front of a million times was empty, and the house echoed with each step we took. I threw a few old comforters on the floor of our bedroom, placed the pillows and blankets into a makeshift bed, and lay down to spend the last night in the first house I’d ever bought on my own, the one I’d brought my little puppy home to. A confused Sadie stood stiffly looking at me for a few minutes, but when I patted the place beside me she gingerly stepped on the blankets, lay down, and sighed. We fell asleep in the light of the one small television we’d kept for this last night. Call me crazy, but I felt it important to spend this last night in our home together. I had no idea what tomorrow would bring.

The next morning we put the blankets and television into the trunk of the car. I took hold of Sadie’s leash, and we walked the block and a half to the state capitol for our closing. The cavernous building was quiet at this early hour, and I could hear Sadie’s paws clicking on the marble floor. We went straight to the department of administration’s reception area, and I told the receptionist we were there for a property closing. She removed her glasses and looked from me to Sadie—I guess sleeping on the wooden floor of an eighty-five-year-old house hadn’t done much for our looks—but she said to take a seat.

The lawyer I had been working with on the sale appeared and tousled Sadie’s ears, offering us coffee and water, which I accepted, as we followed him into an elegant conference room. I took a seat and Sadie stood looking around. Our beverages arrived and, as usual, Sadie loudly lapped up her water while the other government officials necessary for the closing began taking their seats. No one said a word about a dog being there.

Finally, everyone was in place. One man couldn’t be quiet any longer and finally said, “I see you’ve brought your dog.” To which I replied, “Well, it’s her house too, and you might need her paw print on the sales contract,” which broke the ice.

Sadie lay down under my chair, papers were passed around, terms gone over, signatures put in place, and I was handed a check. I showed it to Sadie for her approval, which brought on a great deal of laughter. I shook hands with the new owners, and Sadie was greeted by many of the officials. In less than thirty minutes our house now belonged to the state of West Virginia, and we were officially homeless.

I’d made temporary arrangements to stay with my boyfriend, who was most generous to share his small condo with me, Sadie, and her crate, which took up much of his living room. I’d accepted a new job and needed to find a new place to live while I wrestled with the many decisions at this intersection in my life. No problem. However, it was a big problem. Almost every advertisement listed in our local paper prohibited pets. Many allowed cats, but not dogs. (Dogscrimination!) One complex about fifteen miles out of town advertised itself as pet friendly so we went to see it. It was run-down at best, and the dog area was a muddy mess.

The houses for rent that allowed dogs demanded deposits that were more than the monthly rent. We traipsed through houses that cost more per month than my mortgage had been, apartments that were about the size of one of the bedrooms in my former house, and some that were in downright dangerous locations for dogs and people. What’s a pet parent to do in this situation?

Meanwhile, Sadie was miserable. She hated staying in the condo when I went to work. The balcony doors that opened over the pool sounded like thunder and she was frightened. She barked and barked. Rodney got notices from his condo board. She barked some more. The neighbor downstairs began complaining. I’d go there at lunchtime and slink through the lobby, avoiding any other residents or the management. Then I’d be greeted by a frantic Sadie barking and whining in her crate. It was stressful for everyone, and the pressure to find a pet-friendly rental was intense.

I finally found a perfect house and bought it, but not everyone wants to own a house or can afford to do so. Many people are in a city temporarily and just want a decent place to call home for a few months with their best friend. Do pet parents have a legal right to rent property with a dog? The short answer is no. The one exception, and often on a case-by-case basis, is service dogs. We live in an unreasonable world, yet “reasonable accommodation” is the standard used in the Federal Fair Housing Act that determines what is reasonable for disabled persons to request and for their accompanying service dogs.

What many people tend to overlook is that the Americans with Disabilities Act (ADA) prohibits discrimination against disabled individuals in public places. So there are requirements for accommodation of service animals and even pets in some public housing, but the protection in privately owned rental property is sometimes minimal at best. Federal mandates address the matter directly. For instance, under federal law 42 U.S.C. § 3604(f)(3)(B) it is illegal to refuse to make “reasonable accommodation” for impaired tenants if the landlord will not suffer “financial or administrative burdens” because of those accommodations. The Department of Housing and Urban Development declared that a landlord’s waiver of its no-pet policy to impaired tenants with companion dogs does, in fact, constitute such a reasonable accommodation. Further, Section 504 of the Rehabilitation Act of 1973 and the Federal Fair Housing Amendments Act of 1988 require that disabled individuals be given equal rights to housing that is also offered to those without disabilities. Section 504 of the Rehabilitation Act of 1973 prohibits discrimination on the basis of disability in all programs and activities that receive federal funding or are operated by the federal government. The nebulous concept of “reasonable accommodation” was originated in this act and became the model for the Fair Housing Act.

The federal Housing and Urban Development department (HUD) has a regulation titled “Pets in Elderly Housing,” which is referred to as the “Pet Rule.”

This rule has been through many incantations: 1986, 1996, and again in 1999. This is a narrow regulation that applies only to federally assisted rental housing designed for individuals sixty-two years of age or older or disabled individuals regardless of age. What’s great about this regulation is that it not only protects the rights of disabled individuals who need a service animal, it also allows for “most” federally funded housing to allow residents to have pets. Landlords are allowed to place “reasonable” restrictions on the pets, such as size and number, but not on service dogs. This doesn’t cover what most people know of federally funded housing, the Fair Housing Act Section 8 housing, which has no provision to allow pets, but must make “reasonable accommodation” for service animals.

One thing to keep in mind, while disabled tenants are protected, as previously pointed out, landlords are not required to suffer financial or other burdens by waiving the no-pet policy. Courts have ruled that disabled tenants can only qualify for the no-pet waiver if no other reasonable alternatives are available for a companion dog. Landlords’ rights to deny a no-pet waiver have been upheld for various reasons, including if the disabled tenant doesn’t abide by the general rules of occupancy or the companion dog is a safety threat to other tenants. This restriction is particularly problematic in jurisdictions with breed-specific legislation, which is discussed later. However, the basis for most breed-specific legislation is determined by labeling certain breeds “dangerous,” often without a valid factual basis, thus eliminating certain certified service dogs merely because of their breed. HUD reviews complaints and concerns regarding landlords who refuse tenants with assistance animals.

So for pet parents, there’s some good news for us here. When we’re old and if we have no money and can qualify for federal elderly designated housing, we can have a pet! Seriously, this is a great law, as the love and companionship of a dog, particularly in later years, is priceless. I constantly see photos of pets that need homes because their elderly pet parent has moved into private assisted living or a nursing home and they aren’t allowed to take their canine companion along. More private housing alternatives for elderly people need to become aware of how important an animal companion is to the health and well-being of their elderly residents and follow the example of the federal law.

Rental policies in private housing are covered by city or county ordinances. The ordinances cover everything from eviction to deposits, and in many cities pets are covered with special regulations. Most often the regulations regarding pets cover the following:

• Number of pets

• Type of pet

• Breed-specific exemptions

• Licensing requirements

Most rental housing restrictions on the number of pets set the limit at two. Not two cats and two dogs and two birds. Just two pets in one apartment allowed and no more. Private landlords who are particularly pet friendly might allow someone to have more than two dogs or two cats if the prospective tenant has a compelling enough reason. Many cities have restrictions on the number of pets in residential properties, rental or owned, and without a special license you must abide by the limit.

Landlords can legally permit certain pets and ban others. I called a rental complex that advertised, “Call about pet accommodations,” only to learn that they only allowed cats. I told the rental agent that my dog really liked cats, but she hung up the phone. Any animal banned by state or local laws will also be banned by a rental company or private landlord. Usually this includes any type of exotic animal, such as large snakes or farm animals in an urban situation.

However, breed-specific legislation has certainly made it possible, and in some areas mandatory, to prohibit certain breeds of dogs in rental units or privately owned homes. Most often pit bulls or pit bull–type dogs, including bull terriers, American Staffordshire terriers, or any other dog exhibiting pit bull physical characteristics, are banned as well as rottweilers, cane corsos, Doberman pinschers, huskies, German shepherds, and others, depending on the location. If you want to rent a residence and have one of these breeds, providing that there is not a breed-specific law in your location, it is essential that you are prepared to convince your landlord that you and your dog will be excellent tenants.

You can expect a potential landlord to require that your dog have a current license. Dog licenses are required by city and county governments. Dogs must be licensed, but cats do not. (Dogscrimination!) Licenses are usually a nominal fee for which you receive a metal tag for your dog’s collar. Where I live, dog licensing is set forth in the state code at WV Code §19-20-2. In my county, the fee is three dollars per dog per year. In New York City it’s eight dollars and fifty cents per year for spayed/neutered dogs and thirty-four dollars per year for unspayed/unneutered dogs. Dog licenses have a number that identifies your dog and will be helpful if she’s ever lost. It is a requirement that the dog tag be displayed on your dog’s collar. Additionally, most states require rabies vaccines, and tags are issued to show compliance with this law. This is covered in detail in chapter 9. All of this must be up to date if you want to convince anyone to rent you a place to live with your dog. Few cities go beyond breed restrictions on the above list to regulate private property rentals. Most landlords do require damage deposits and have rules for dogs, such as barking, common areas, and picking up poop. There may be other hurdles to get over, one being pet rent.

Pet rent is relatively new and becoming more and more prevalent in rentals that allow pets. Like hotels, which will be addressed in chapter 8, there’s a great difference between allowing pets and being pet friendly. Tolerating is not the same as welcoming. Burdensome restrictions, exorbitant fees and deposits, and a lack of accommodations for dogs outdoors are all warning signs that the landlord might grudgingly allow pets for the money, but is not keen on the idea.

Pet rent is a monthly fee you pay for the entire length of time you reside in the rental property. The amounts vary from landlord to landlord within the same city as well as among the different types of rentals. Pet parents desperate for a home to share with their dog may not think much of a fifty-dollar-per-month fee—after all, our canine soul mates are priceless, right? Not really. If you sign a two-year lease it will cost you one thousand two hundred dollars for your dog to live with you. Pet rent is not returned like a deposit. Pet damage deposits are paid up front and should be a reasonable fee to cover any potential damage. It usually amounts to something like this fee structure a pet parent recently paid in a midsize California city to move into a downtown condo with two medium-size dogs.

First month’s and last month’s rent at $1,500 per month.	$3,000
Pet damage deposit at $250 per pet.	$500
Security deposit: $1,500	$1,500
Pet rent at $25 per dog	$50
TOTAL	$5,050

This particular pet parent had to pay five thousand and fifty dollars just to get all ten of their legs in the front door! Pricey, but it could be more if it was New York, Los Angeles, or another large metropolitan city.

A fair pet security deposit is anyone’s guess, but should not be more than half a month’s rent or less. You do have the possibility of getting at least part of it back and it is a one-time fee. However, pet rent seems to know no boundaries and no end.

Landlords are within their legal rights to charge pet rent as long as it’s applied on a nondiscriminatory basis. This doesn’t stop landlords from charging more for large dogs than for small dogs, even though there is no factual evidence that big dogs cause more damage than little ones. Actually, puppies cause more damage, so, technically, small dogs are more likely to cost you your damage deposit.

Like me, many pet parents believe their darling fur angel will never damage anything, and pet rent makes us uneasy. Pet rent is separate from a damage deposit. It’s basically just a fee for your pet to live with you. It’s to ensure your dog isn’t going to hold any wild parties or invite the entire complex over to watch Animal Planet, but chewing the woodwork or staining the carpet is a possibility and would be covered by your deposit, which will be in addition to the monthly pet rent.

True pet-friendly properties often use portions of the pet rent to provide accoutrements for the dogs, such as walking trails, a fenced area, and waste disposal bars located around the property. Smart landlords know the more amenities that their properties provide, the more attractive to tenants they are, and that makes the property more valuable on the rental market. Pet parents want their home to be equally comfortable for them and for their dog. The extras are important. Some landlords use the pet rent for additional maintenance on their properties. Hallways and common areas get more wear and tear when many dogs traverse them three or four times a day. Landscaping can also suffer from dogs being dogs, as all pet parents know, and pet rent fees often cover extra lawn care and cleanup. Don’t hesitate to ask a prospective landlord what, if anything, the pet rent provides for your dog.

The city of West Hollywood, California, went several steps further when they created specific ordinances to allow tenants to have pets in private housing. The ordinance basically says that certain individuals, despite a pet prohibition clause in their lease, may have up to two dogs. The tenant has to meet specific criteria as follows1:

1. The tenant owning the pet(s) is more than sixty-two years of age, or is disabled, or is living with HIV/AIDS;

2. The tenant does not reside in a condominium;

3. The pet or pets are domesticated dogs, cats, or birds weighing not more than thirty-five pounds;

4. The pet does not interfere with other persons’ quiet enjoyment of the premises or otherwise constitute a nuisance, a threat to health, safety, or welfare of other persons on the premises;

5. If a licensed physician has prescribed a companion pet as necessary for the patient’s welfare or treatment, the landlord may not charge any security deposit. Otherwise, the landlord may require an increase in the security deposit of not more than 25 percent of the existing deposit, but in no event an amount that brings the total deposit to more than allowed by the California Civil Code.

Another interesting and great part of this ordinance is that it allows for the replacement of pets that pass away. Tenants have to replace the pet with a pet of the same kind; for example, a dog for a dog or a cat for a cat, and they can’t be any larger than the previous pet. I once lived in a condominium complex that passed new association rules that prohibited pets, but grandfathered in (lawyer talk for allowed them to stay) any pets residing in the building before the rules were changed. The new rule clearly stated that if your dog or cat died they could not be replaced.

There was a feisty older lady living on my floor who had two Yorkies, both of which were quite old. She was livid about the new rule, expressing her dissatisfaction to anyone who would listen. She’d always had dogs and had no intention, as she said, of “leaving this earth alone without the comfort of my dogs.” In her heavy Irish brogue she told me, “You watch, Pat, if anything happens to one of my babies, I’ll have me another one so fast their heads will spin.” I thought she was just upset and would adjust in time, but I was wrong.

About six months after the rules were implemented I shared the elevator with this lady and, as usual, she was holding both dogs. I greeted her and the dogs, but immediately realized something was different. One dog seemed to have shrunk considerably. Same name, different dog. Seems one of this lady’s dogs had died, but she didn’t tell anyone and replaced it immediately with the new dog and no one, except for me, was the wiser. The West Hollywood ordinance makes it much easier and certainly less stressful than what my neighbor was willing to do to keep a dog.

Many cities have various regulations concerning renting with pets and are largely limited to the items listed previously with slightly different aspects. In New York City tenants may keep pets unless the lease specifically prohibits it. So, if the lease doesn’t mention pets, you’re free to share your apartment with Rover. If the lease does prohibit pets and you disregard it, you still have a chance if you don’t hide or conceal the pet. The law says the clause is not enforceable if a tenant “openly and notoriously” had a pet for at least three months and the landlord knew it and took no action.2 You would have to be open about the dog, making it visible and making sure the landlord knew about the dog’s presence. He’d probably take you to court anyway, which would be an ordeal and probably expensive.

Westchester County, just outside of New York City, adopted a pet law in recognition of the increasingly important role that pets play in our lives. The county stated: “Because household pets are harbored for reasons of safety and companionship, as well as the physical and emotional well-being of their owners and there is currently a housing emergency, it is necessary to protect pet owners from retaliatory and other evictions and to safeguard the health, safety, and welfare of tenants who harbor pets.”3

The majority of municipalities don’t even address the issue of pet-friendly or pet-free rentals. It is up to the property owner/landlord to decide what the pet policy will be. In these cities you won’t have any laws or regulations to use for support of having your pet. This decision will be completely between you and your landlord.

So what’s a pet parent to do when seeking housing for you and your four-legged roommate? My first piece of advice is to not give up. There are different types of rental properties and your chances of getting your dog on the lease varies from type to type. Rental properties are usually in the following categories:

• Privately owned rental property with an individual owner/landlord. This can be a house, apartment, condo, or co-op.

• Planned unit development: condos that are governed by numerous rules and restrictions even though you might be renting from the owner of your unit.

• Co-ops, which have different rules from condos, since it’s not deeded individual ownership but a complicated structure that means the other owners on the co-op board have to approve you and your dog.

• Apartment complexes owned by a corporation and managed by a management company.

All of these properties, as different as they are, have one thing in common. You will have a landlord, whether it’s an individual, a corporation, all the other occupants/owners in the building, or a management company. Mr. Landlord calls the shots when it comes to who does and who doesn’t get to lease their property. Landlords, no matter what their status, have rental property to make money. A rental house or condo is an investment. The number-one reason landlords are reluctant to rent to pet parents and their fur children is actually not damages. It’s relatively easy to replace carpet or woodwork, but getting sued for something your dog does is a large financial threat. It’s simple—liability for your dog’s actions is the number-one reason for prohibiting dogs in rentals. Landlords don’t want to get sued. Even if they’re found not guilty, it’s expensive to defend a lawsuit. Many landlords have heard horror stories of lawsuits, and without checking the law or the facts of the case, they think it’s easier to say, “No pets,” than to carefully screen for responsible pet parents and well-trained dog tenants. They don’t want to deal with the chance of being held responsible for the actions of a dog, such as a bite or worse. Many landlords aren’t aware of the actual laws, often causing unnecessary concerns.

We live in a litigious society. Lawyers are quick to sue anyone, and clients are not scarce. Landlords have a legitimate fear of being sued, unless they know the realty of lawsuits involving pets. Landlords are not strictly liable for harm caused by a dog that is legitimately on their property and not liable at all for a dog that has no business on their property. Strict liability is the legal standard that holds a person responsible no matter the actual facts of the action. The single most fearful potential lawsuit landlords face is if a tenant’s dog bites someone on their property. Fear not, the legal standard allowing each dog basically one free bite is discussed in chapter 7, but the landlord has to be aware of the dog’s characteristics in order to be held responsible. Additionally, if the landlord had no actual knowledge that the dog was even on the property, they are not liable for its actions, the owner is.

So what about these “no-pets” landlords? Some of the more common reasons landlords do not want to allow pets are listed below; knowing these will give you an advantage in negotiating with a prospective landlord to get your pet in the door.

• Complaints from other tenants about barking

• Pets unattended outside in common areas

• Dog waste not being picked up and disposed of

• Dogs jumping on other tenants

• The odor in a rental unit from a dog or cat

• Fleas and/or ticks

• Tracking in mud and dirt in hallways

• Growling or aggressive behavior toward other tenants

No matter which type of property you’re considering renting, when seeking housing with a dog there are some things you need to do first. These are important even if you’re looking at a pet-friendly property. Your chances of getting her in the door are greatly improved if you show a potential landlord all her good qualities. This can be done in a number of ways.

Don’t count on a future landlord to be interested in looking at pages and pages of your photo album, seeing her first little collar or scarf, or anything else you consider endearing and precious. Instead, prepare a package of factual information about your dog, much like you would make for yourself if you were applying for acceptance as a buyer from a co-op board. Meet any misgivings or potential problems head-on. For example, if you work, explain that you will come home at noon to take your dog out or provide the name and phone number of a responsible dog walker you’ve hired. Address any of the reasons on the list above before the landlord brings them up.

Prepare what I call a “Rover Résumé” for your dog. You can present this to a landlord or co-op board. You should put the Rover résumé and important documents in a folder to give to the landlord. The actual résumé should be one page and include the following information:

1. Age and breed of your dog

2. Brief history of your dog’s life with you

3. Any training your dog has received

4. What their living experiences have been: for example, hours left alone, etc.

5. References from former landlords if applicable.

6. Name and telephone number of veterinarian.

7. References for your dog. Yes, references! Former neighbors, boarding kennels, veterinarian, trainer, neighbors.

8. Emergency contact for dog if you’re not home.

Include the following documents:

• recent vaccination record;

• certificates of training received, such as the AKC Canine Good Citizen program;

• one or two photos of you and your dog;

• adoption or AKC registration papers; and

• a copy of the current dog license receipt.

The folder should also include a pet responsibility contract, which details how you will be responsible for your pet and what you can promise as a good tenant. Basically, the document is to show that you are a responsible pet parent willing to take on the liability involved for your dog. The résumé for my dog Sadie is located in the back of the book; use it as a guide to create one for your dog.

In addition to your dog’s résumé and the accompanying documents, no matter which type of property you seek to lease these additional steps go a long way toward getting you the keys to a new dog-friendly home.

1. Even if they don’t advertise that the property is pet friendly, ask anyway. A well-prepared pet parent often takes a reluctant landlord by surprise and they will give you a chance.

2. Offer to pay an extra deposit. Even in pet-friendly properties an extra deposit is standard for pets. This might sway a landlord who’s on the fence in your favor.

3. Promise to get renter’s insurance that will include a damage clause for your dog.

Before you start your search talk to other pet parents; they’re the best source possible for information about housing with pets. Talk to pet parents at the dog park, at the vet, walking on the street, in pet stores, in parking lots. Wherever you see a person and a dog, ask them if they know of any pet-friendly rentals. Eavesdrop on any conversations you hear about dogs and weasel into them with your questions. Dog parents are usually eager to help other dogs and their person in any manner possible. I learned that when I adopted Sadie and received endless good information, often from complete strangers with dogs. “Go to the dog runs and ask people how they got their apartments,” suggested Diane West, the publisher of New York Tails, a magazine for city pet owners. “That’s the best advice I’ve heard, and it actually works.” The website (www.newyorktails.com) is a great resource for pet parents looking for pet-friendly housing in New York City. The site contains a list of real estate agents in the city who specialize in finding pet-friendly rentals, and you can register for the type of housing you’re looking for and receive email notifications when one becomes available.

As with everything else, the Internet is a great resource when searching for a pet-friendly property. Renters beware, though, the pictures on websites often don’t accurately represent the property, so prepare to be disappointed. The People with Pets website (www.peoplewithpets.com) lists pet-friendly property for several major cities in the Unites States. Many of them are large complexes with high fees and lots of restrictions, but you can find smaller properties if you’re persistent. Rent.com, a national website, also lists pet rental properties (www.rent.com/pet-friendly-apartments). Dealing with a landlord in a privately owned property is often better than a large, corporate-owned property where property managers don’t have the authority to make exceptions or agree to modified terms for fees and other restrictions.

Craigslist is another good source, but again, as with anything on the Internet, be overly cautious and don’t take anyone at their word. Craigslist has a section in the rental advertisements that signifies if dogs or cats are allowed. But remember, even if it doesn’t say pets are allowed, you might be able to convince a landlord that your dog is rental worthy if you use the tools described previously.

I did an experiment and called random rental advertisements in my area that clearly stated, “No pets.” You may be surprised to hear that these were nice people and many of them were pet parents. So, why didn’t they want pets for tenants?

Overwhelmingly it was because of irresponsible pet parents in the past. Almost every one of the reasons listed for prohibiting pets in this chapter has been the fault of an irresponsible pet parent and not the dog. A landlord in my town had many stories of tenants who left dogs alone for days, including one time he had to use his pass key to feed and water the dog. He had no idea where the tenant was and had to call animal control. All appearances said the dog was abandoned, and it turned out it was. The tenant was soon sent packing as well.

Landlords have had tenants who let the dogs use the apartment as if it was a grassy area for bathroom trips or chew doors and woodwork. They told of renters who just opened their door and let the dogs run free outside, resulting in numerous problems with other tenants. One renter couldn’t sleep because their dog was barking, so they tied it in the complex courtyard and then no one could sleep. Inconsiderate, uninformed, lazy, irresponsible people should not have a dog, let alone have it in a rental property so it can reflect all its owner’s bad qualities.

Landlords told me about making a concession and being taken advantage of. One tenant brought a medium-size dog to meet the landlord, but he soon noticed she moved in with a Great Dane that had puppies not long after. Many landlords found it easier to just say no up front, but were not completely against making decisions on an individual basis. Every landlord I talked to said a Rover résumé and the accompanying documents would lead them to believe the pet parent was responsible and consider making an exception. Several of the landlords said a pet responsibility contract would be the ultimate assurance that the pet parent was serious and viewed their dog as a family member and would make a good tenant.

Here are a few helpful tools for landlords to assist in the pet rental dilemma. A useful tool is a pet checklist, where you can get all kinds of essential information about the potential tenants, both human and canine. Using a pet screening checklist, offering refundable pet deposits, or having a separate lease for the dog that makes the tenant liable for anything the pet may do would help offset costs and possibly exempt renters of monthly fees and reward pet owners for keeping their animals under control.

A sliding scale for pet rent could be created. The possibility of a decrease in pet rent after a certain number of months without any problems from the dog and a favorable inspection of the premises would provide an incentive for pet parents to try harder to make their dog a positive part of the rental community.

Before signing a lease, make sure both you and your dog can live with the terms. I know the desperate feeling to get a rental property with your dog and to get it as soon as possible. I tried to convince myself I could live with conditions I know neither Sadie nor I could manage. One landlord said I’d get my fee back at the end of the lease if there was no evidence of the dog in the house. Really? How was I supposed to manage that? I wondered if she made the same promise to parents with kids.

One very nice condo owner was willing to rent us the perfect place. It was the right size, the right price, and close to everything. It had lots of room for walking and was in a safe area. However, until he received a dirty look from a lady in the lobby as we were leaving, he neglected to tell me that the condo rules said you had to carry your dog in and out of the building and hold them in the elevator. Since I usually arrive home with files, groceries, a purse, and mail, I can’t see how I’d also carry a thirty-five-pound, silky-haired, wriggling Sadie and make it to my apartment on two feet. I really wanted to rent that perfect apartment, so I thought of a few creative solutions.

Perhaps I could train Sadie to carry my purse in her mouth, while sitting on my back as I crawled across the lobby dragging any packages along with me. I also thought of getting one of those large soft-sided carry-on suitcases and fitting it out with a screen to let air in. I’d simply pop Sadie into it and pull her in and out of the building. The trial run of the first option ended with Sadie and me both tangled in her leash with a bag of oranges rolling all over the floor. And any attempt to get her in a suitcase was futile, so, unfortunately, I had to pass on the otherwise great offer.

Other pet parents have similar stories of unreasonable restrictions. One landlord said they would prefer the dog be muzzled at night to ensure there was no barking. Another landlord insisted the dog wear some type of “socks” so the hardwood floors wouldn’t get scratched. That too proved an impossible condition for the dog dad.

It’s definitely getting easier to rent with Rover, but it still takes persistence and charm to find the right place for you and your dog to call home. Pick and choose your battles in the landlord-tenant skirmishes. Some restrictions you can adapt to, and you’ll know immediately if you can even attempt to give others a try. Don’t count on the enforcement of any law to force a landlord to rent to you, except for the rare ones like those mentioned in this chapter or provisions for service dogs.

After you settle into your new home with your sweet dog and all is well in your world take a look around. Not all dogs are as lucky as yours. There has been a shocking rise in animal cruelty cases in recent years. Neighbors in a Miami suburb complained about numerous dogs and people at a house in their subdivision, yet they never went to see what was going on there. They were “shocked” when police discovered one of the biggest dogfighting rings in South Florida on their street. Barking dog keeping you awake? There might be a very good reason for it. What’s a pet parent to do if the neighbor next door is making life miserable for their dog? Should you mind your own business, or is the welfare of all dogs your business? How do you get the laws against animal cruelty enforced? My dog Sadie and I found ourselves facing these questions in our former home one night when a sweet puppy needed our help.

1. West Hollywood, CA, City Code Section 17.52.010.

2. NYC Admin. Code § 27-2009.1(b).

3. Westchester County Code, section 695.01.