The dog question comes up every time
You list your rental and the first three calls all start the same way: "Do you take dogs?"
If your answer is no, you've just narrowed your pool. If it's yes, you're picturing scratched floors and a backyard full of holes.
Both reactions make sense. Here's how to think it through.
Why a lot of owners say yes
Plenty of renters have pets, and pet owners tend to have a harder time finding a place. A pet-friendly listing can mean more applicants to choose from.
More applicants usually means a shorter vacancy and a better shot at a great tenant. Our guide on how to fill a vacant rental fast gets into why that matters so much.
People who've finally found a place that takes their dog also tend to stay put. Moving with pets is a hassle, and a tenant who stays is worth a lot.
The real risks
Pets can cause damage. Scratched floors, chewed trim, stained carpet, a torn-up yard. It happens.
There's also liability if an animal hurts someone, and occasional noise complaints from neighbors, especially in a duplex or apartment.
None of that is a reason to say no automatically. It's a reason to screen and plan.
Screen the pet, not just the person
The same way you check a tenant's rental history, you can learn a lot about a pet before it moves in.
We use PetScreening, which collects pet information in a consistent way, things like the animal's type, size and vaccination records, so every applicant goes through the same process.
A few things worth asking any applicant with a pet:
- How long have you had the animal?
- Has a previous landlord had any issues with it?
- Is it house-trained, and how is it handled when you're away?
- Can you provide vaccination records?
Pet screening works best alongside regular tenant screening. See how to screen tenants the right way.
Protecting the property
Owners usually lean on some mix of three things: a deposit, monthly pet rent and clear lease terms.
Deposits come with rules. Idaho law says you can't keep any part of a deposit for normal wear and tear, and you have to return it or itemize deductions on a deadline. Idaho's security deposit rules lays that out.
Through our Beagle partnership, tenants can also choose a pet damage waiver for $50 a month. It gives the property another layer of protection without asking the tenant for a big chunk of cash up front.
Whatever you choose, write it in the lease. Spell out which pets are allowed, how many, and what the tenant is responsible for if there's damage.
What a pet policy should say
A vague "pets negotiable" line in a listing leads to awkward conversations later. Decide the basics before you advertise.
- Which animals. Dogs, cats, both, or case by case.
- How many. One pet and three pets are very different situations in a small house.
- Size or breed limits. Your insurance policy or HOA may already set some of these, so check before you write your own.
- Yard and waste. Who picks up, who repairs dug-up sprinkler lines, who fills holes.
- Changes mid-lease. What happens if a tenant wants to add a pet after move-in.
Once it's written, apply it the same way to every applicant. Consistency protects you, and it's simply fair.
Assistance animals aren't pets
This is where owners get into trouble. Under fair housing rules, service animals and assistance animals generally aren't treated as pets.
That means a "no pets" policy, pet rent or pet deposits usually can't be applied to them the same way. The rules have specifics, so if a request comes in and you're not sure how to handle it, get guidance before you respond.
So, should you?
For a lot of single-family homes in the Treasure Valley, a pet-friendly policy with good screening makes sense. For some properties, like a unit with brand-new carpet or tight HOA rules, it might not.
Check your HOA's CC&Rs first, since some limit pets. Then decide what you're comfortable with and apply it the same way to every applicant.
If you'd like help setting a policy that works for your home, that's the kind of thing we handle every day. Read our full guide to renting out your house in Idaho or get in touch.
