Can a Landlord Stop a Dog Visiting a Tenant?

With 67% of US households owning a pet and dogs being the most popular, questions around dog visits intensely matter to tenants and landlords. Rules vary by property, so tenants wonder: "Can my landlord prevent dogs from visiting my apartment?".

For tenants, the companionship of a furry friend — be it a loyal service dog, a comforting emotional support animal, or just a beloved pet — can transform an apartment into a home. Meanwhile, landlords grapple with policies on pet visits, weighing the implications on their rental agreements, property maintenance, and tenant relations.

This guide offers landlords a clear understanding of the complexities involved in permitting dogs and other pets on their premises, from navigating breed restrictions and accommodating service animals within the scope of the Fair Housing Act to tailoring lease agreements and pet policies that consider both the joys pets bring and the responsibilities they entail.

As a landlord, you're not just managing a property; you're shaping a community. Embrace the opportunity to create a harmonious living environment that respects both tenant desires and property standards.

Can a dog visit my apartment without my landlord's permission?

A landlord's right to refuse pets largely depends on the terms of the lease agreement and applicable laws. If the original lease does not explicitly prohibit pets, landlords still have the discretion to impose restrictions and require approval for each pet. Landlords can impose breed-specific limitations based on local laws and regulations.

However, while landlords maintain the right to control the use of their property, including pet policies, they must adhere to the lease terms and cannot discriminate against tenants based on race, religion, ethnicity, or creed. Importantly, landlords cannot deny tenancy to disabled individuals who rely on a service or emotional support animal, as these are protected under the Fair Housing Act.

Property owners should exercise effective communication with tenants about pet policies and understand legal requirements and exceptions when navigating pet restrictions.

Reasons why landlords might refuse pets

Landlords may have legitimate reasons for refusing pets on their property. These considerations are important for landlords to ensure the well-being of their property and all tenants, as well as to comply with applicable laws and regulations.

Liability concerns and insurance implications

Insurance policies may have specific requirements or limitations on pets, including coverage for pet-related injuries. For example, pet insurance policies typically cover injuries and emergency accidents for dogs and cats, such as bite wounds. However, pet insurance is different from animal liability insurance, which covers third-party bodily injury and property damage caused by pets, particularly dogs.

Even temporary visits from dogs can raise concerns about liability and insurance coverage for potential incidents such as dog-related injuries to tenants or visitors. For instance, if a tenant's dog bites someone, you could potentially be involved in legal issues.

Some insurance policies charge higher premiums for pet-friendly properties or exclude certain dog breeds. Most rental property owners, such as those in Texas, have the authority to impose restrictions on certain breeds, sizes, or weights of dogs visiting their properties, as stated in the lease or rental agreement provisions. This limitation aims to ensure the safety and well-being of all tenants and the property.

The most common restricted dog breeds are:

• Pit Bulls (to include Bulldogs)
• Akita
• Boxer
• Cane Corso
• Chow Chow
• Doberman Pinscher
• German Shepherd
• Great Dane
• Husky
• Malamute
• Mastiff
• Presa Canario
• Rottweiler
• Wolf hybrids

Some animal rights groups disagree with the logic applied to banning certain breeds of dogs. They argue that a dog's aggressive behavior is more closely related to the owner's training and care of the animal rather than the breed itself.

Potential property damage caused by pets

Pets can potentially cause significant damage to a rental property, including carpets, flooring, walls, and furniture. Chewing, scratching, and toileting accidents can lead to costly repairs, frequent cleaning, and maintenance. Landlords may also worry about odor and cleanliness issues, as well as the effect pet-related damage could have on the property's resale value.

Issues related to noise, disturbance, and neighborhood peace

Rental property owners understand that the presence of dogs can potentially disrupt the peace of a community, causing disturbance to other tenants. Excessive barking, howling, or aggressive behavior can create a hostile environment and strain relationships among neighbors. Noise complaints from neighbors can lead to legal issues for the rental property owner, potentially resulting in fines or even eviction.

Allergies and health concerns

Rental property owners may refuse pets to protect tenants with allergies from potential health risks associated with pet dander and fur. Some tenants may have health conditions that can be aggravated by pets, such as respiratory issues or compromised immune systems.

The benefits of allowing pet visits

While some property owners may be reluctant to allow dogs, it's worth considering the benefits of permitting pet ownership or visitation.

• Wider tenant pool: Allowing pets can attract a larger pool of potential tenants. Many renters have pets and prioritize finding pet-friendly accommodations, so your property becomes more appealing to a broader market.
• Higher rent potential: You can often charge higher rent for pet-friendly properties. Pet deposits or pet rent can provide an extra income stream to cover potential damages or additional maintenance.
• Longer tenancy: Pet owners tend to move less frequently, as it can be challenging to find pet-friendly accommodations. This can lead to longer tenancy periods, reducing turnover rates and vacancy periods.
• Responsible tenants: The commitment required to care for a pet often translates to responsible behavior, which can include taking good care of the rental property.
• Tenant satisfaction: Allowing pets can increase tenant satisfaction and happiness, leading to a positive landlord-tenant relationship.

Exceptions to a landlord's rules

There are specific situations where a landlord cannot refuse to allow animals in their properties. Under the Fair Housing Act and Americans with Disabilities Act, tenants have legal rights concerning service animals and aid animals and, in most states, they cannot be denied access based on their breed.

• Fair Housing Act (FHA): Protects the use of both service animals and emotional support animals in housing regardless of their breed or weight. Under the FHA, housing providers are obligated to permit the use of a service animal that works, provides assistance, or performs tasks that benefit persons with disabilities, or provides emotional support to alleviate a symptom or effect of a disability.
• Americans with Disabilities Act (ADA): Protects the use of service animals, which are defined as dogs that are individually trained to do work or perform tasks for people with disabilities. The ADA only recognizes dogs as service animals.

While the ADA and FHA serve different purposes, they both work to ensure that individuals with disabilities have equal access to housing and the necessary support for their well-being. A "no pets" policy does not apply to assistance animals. Rental property owners must comply with these regulations and provide reasonable accommodation for individuals with disabilities and their assistance animals.

However, landlords can still deny a request to keep an assistance animal if it poses a direct danger to others on the property, is not under the handler's care, or is not housebroken.

Lease agreements and pet clauses

Lease agreements play a crucial role in outlining the terms and conditions of pet ownership in rental properties. By implementing specific clauses and guidelines in lease agreements, rental property owners can protect their investments and maintain a harmonious living environment for all tenants.

Here are some key considerations:

• Pet policy statement: Clearly state whether pets are allowed or not. Specify the types of pets allowed (e.g., dogs, cats, small animals) and any restrictions (breed, size, number of pets).
• Pet deposit and fees: Include details about any additional pet deposit or non-refundable pet fee to cover potential damage caused by pets. Specify the amount and terms under which the deposit can be used or refunded.
• Pet rent: Some landlords choose to charge an additional monthly pet rent. This should be clearly stated, including the amount and the terms.
• Require pet references and documentation: Request references from previous rental property owners or veterinarians to assess the pet's behavior and history. Also, ask for up-to-date vaccination records, proof of pet insurance, city license, spay/neuter certification, and a photo for identification purposes.
• Rules and regulations: Outline specific rules regarding pet behavior and responsibilities of the pet owner. This can include leash requirements in common areas, noise control (like excessive barking), waste disposal, and rules about pets being left unattended on the property.
• Liability clause: Specify that tenants are responsible for any damage or injury caused by their pets and that they must have appropriate liability insurance.
• Alteration for disability accommodations: Acknowledge that service animals and emotional support animals are not pets and are thus exempt from pet fees, though they must still be registered and identified as required by law.
• Renewal and termination policy: Detail how the pet policy can be changed or revoked and under what circumstances — for example, if the pet becomes a nuisance or danger to others.
• Guests’ pets: State policies regarding pets brought by guests, including any limitations or requirements for temporary pet visitors.
• Inspection clause: Include a clause that allows for periodic inspections to check for pet-related damage or unauthorized pets.
• Violation penalties: Clearly outline the consequences of violating the pet policy, including fines, required removal of the pet, or potential eviction.
• Pet agreement addendum: If the pet policy is lengthy or detailed, consider creating a separate pet agreement addendum that tenants must sign in addition to the lease.

Rental property owners need to take these steps to ensure a pet-friendly environment while protecting their investment. By implementing a pet-proof lease agreement, owners can attract responsible pet owners and maintain the value and integrity of their rental properties.

Dog visits in rental units: Creating mutually beneficial agreements

As we have explored, addressing dog visits in rental properties involves balancing the rights and interests of both landlords and tenants. By proactively negotiating pet policies and creating detailed yet reasonable lease agreements, all parties can prevent disputes down the road if a four-legged friend comes to stay. Rental owners should encourage upfront conversations to understand tenants' situations and try to accommodate well-behaved pets when feasible.

In the end, showing flexibility and good faith from both sides enables dog visits that are responsible and beneficial for all. Rental owners may find that allowing occasional pet guests, when thoughtfully managed, adds value without subtracted costs or headaches.

Striking the perfect balance requires collaboration, so consult resources like Azibo to craft rental agreements allowing joyful dog reunions while protecting properties and people.

Rental unit dog visits FAQs

Can dogs visit apartments with a "no pet" policy?

If your rental agreement says "no pets", dogs are generally not allowed to visit. However, exceptions as required by law are made for service animals such as service dogs.

Can I sneak in a visiting dog without informing my landlord?

While it may be tempting to sneak in a visiting dog without notifying the rental property owner, you should be aware that doing so could potentially violate the terms of your lease agreement.

Rental property owners have the right to impose restrictions on pets in rental units, and failing to inform them about a visiting dog could result in consequences such as fines, eviction, or legal action.

What if my dog is just visiting for a day?

While property owners cannot outright stop a dog from visiting if it is not specified in the lease agreement, restrictions may still be imposed on visiting pets. This means that even a short-term dog visit may be subject to rules and approval.

To prevent any issues, tenants need to communicate with their landlord in advance and offer remedies such as a refundable pet visitation deposit.

Can I have a dog visit if I pay extra rent?

Allowing a dog to visit rental housing in exchange for an additional rent payment is subject to negotiation between the rental property owner and tenant. While property owners have the right to deny dog visits altogether, some may be open to the idea of future visits if additional rent is paid.