San Diego is a competitive rental market, and in order to make your property more attractive to a larger section of the tenant pool, it’s an excellent idea to consider allowing pets.
Not every owner is comfortable with this. We understand. Pets can be messy. They can be risky.
They can also be a great way to reduce vacancy times and attract higher rents.
Deciding whether to allow pets in your San Diego rental property is a choice that can have a major impact on the type of rental experience you enjoy.
While allowing pets can attract more renters, it also comes with potential complications, both practical and legal.
Because we’ve been
managing rental homes in San Diego for many years, we can see all sides of this situation. We’re here to explore the advantages and disadvantages of allowing pets in your rental property, and we also want to clarify the crucial legal distinctions related to support and service animals. Mishandling those can result in significant legal liability.
Let’s start with all the good reasons to allow pets in your rental property.
1.Larger Tenant Pool
Allowing pets broadens your market significantly. According to the American Pet Products Association, over 66% of U.S. households own a pet. Many tenants consider their pets part of the family, and they won’t even look at properties with a strict "no pets" policy. By being pet-friendly, you open the door to more qualified applicants.
2.Higher Rent and Pet Fees
Landlords who allow pets often charge more. You might be able to set a higher rent, collect a pet fee, or charge monthly pet rent (in California, within legal limits). These fees help cover potential damage and increase your return on investment.
3.Longer Tenancy
Pet owners often stay longer. Because it’s more challenging to find pet-friendly housing, tenants with pets are less likely to move frequently as they are concerned with their pet having to adapt to a new environment. This can reduce turnover costs and vacancy periods.
4.Stronger Tenant-Landlord Relationships
Many landlords report that pet-owning tenants are more responsible overall. They're often more invested in their homes and the rental relationship, perhaps because they’re grateful to have found a pet-friendly place. In our experience, responsible pet owners make pretty responsible renters.
But it’s rarely a perfect scenario. Here are some of the challenges that come with pet-friendly properties.
1.Property Damage
This is the most common concern among landlords who do not want to open their homes to pets. Animals, especially large or poorly trained ones, can cause significant wear and tear. Scratched floors, chewed trim, stains, and lingering odors can all be costly to remediate.
2.Noise and Complaints
Dogs barking, cats yowling, or even loud parrot squawks can disturb neighbors and lead to complaints. Repeated noise issues can strain your relationship with tenants or even with local authorities.
3.Allergies and Cleanliness
Future tenants may be allergic to pet dander or be wary of hygiene concerns. Even after professional cleaning, it’s sometimes difficult to completely eliminate traces of animal occupancy, which may reduce your rental’s appeal to future non-pet-owning tenants.
4.Liability Issues
Pets can pose a safety risk. If a tenant’s dog bites another tenant, a guest, or a delivery worker, you could potentially be held liable, depending on the circumstances and your lease agreement. This is especially critical in multi-unit dwellings.
If you decide to allow pets, be sure to screen that pet carefully and spell out clear rules in your lease.
Consider including:
Remember, any pet deposits you collect must
comply with California law. The maximum security deposit (including pet deposits) is now one month’s rent unless you’re exempt from that limit.
When is an animal not a pet? When it’s a service animal.
One of the biggest mistakes a landlord can make is treating an emotional support or service animal as if it were a pet. Under both federal and
California law, support and service animals are not considered pets. They are
assistance animals, or accommodations, and different rules apply.
Support and service animals are protected under the Fair Housing Act (FHA) and, in some cases, the Americans with Disabilities Act (ADA). This means that you must make reasonable accommodations for tenants who require these animals, even if you have a "no pets" policy.
You
cannot charge pet rent, pet deposits, or fees of any kind for service or emotional support animals. Doing so can result in legal trouble, fines, or discrimination claims.
While you can't ask for detailed medical records, you
can request documentation that verifies the need for an emotional support or companion animal (not for a service animal). This usually includes a letter from a licensed healthcare professional stating that the tenant has a disability and that the animal provides support that alleviates at least one symptom of the disability.
Landlords in San Diego can only deny an assistance animal if:
These situations are rare and must be documented thoroughly. Simply disliking a certain breed or having a “no pets” rule is not enough.
Document everything and talk to a
San Diego property manager or an attorney if you’re in any doubt.
Deciding whether to allow pets comes down to your risk tolerance, business strategy, and willingness to manage the added complexities. For many San Diego landlords, being pet-friendly is worth it because demand is high, and with a solid pet policy in place, it’s manageable to mitigate most of the risks.
The decision requires thoughtful planning and a working knowledge of your legal obligations, especially when it comes to support and service animals. Missteps in this area can lead to lawsuits, fines, and reputational damage.
We can help. Please contact us at Onyx Property Management. We serve all of San Diego County, including Chula Vista, Oceanside, Carlsbad, and the surrounding areas.
