HOW A PETS-ALLOWED POLICY CAN WORK FOR YOU.

NANCY PETERSON

Is your no-pets policy costing you money? You don't have to lose the opportunity to have this market share - a majority of whom could be great residents - just because they have pets. Approximately 50 percent of American renters have companion animals as members of their families, according to a recent American Veterinary Medical Association study.

Unfortunately, it's not always that simple. In many areas of the country, the demand for rentals is so high that apartment owners and managers find it easier to rent to non-pet-owning residents. Besides, owners and managers have legitimate concerns about allowing companion animals because of bad experiences with irresponsible pet owners. But, it doesn't have to be that way.

The key to a successful pets welcome policy is allowing only responsible pet owners to rent your apartments. Responsible pet owners are likely to rent for a longer period of time once they have found communities which welcome their companion animals. Because they know that pet-friendly rental housing is scarce, responsible pet owners generally strive to abide by all apartment rules, not just the ones related to pets. Many apartment owners and managers say that allowing pets has benefited them with increased occupancy, added income, and happier residents - despite a lack of sound guidelines. Imagine how much better their, and your, experiences with pets could be with tools for identifying responsible pet owners and establishing effective pet guidelines.

FINDING RESPONSIBLE PET OWNERS

One of the primary keys to a successful pets-allowed policy is learning to identify responsible pet owners using a careful screening process. Responsible pet owners: Furnish references from former apartment owners and managers, neighbors, veterinarians, pet sitters, and trainers; Have their pets spayed or neutered; Provide proof that their pets are current on vaccinations; Keep their cats safe as indoor only pets; Restrain their pets at all times via leash, harness, or carrier when outside their apartments; See that their pets wear collars with identification tags; Do not allow their pet to disturb neighbors; Have house-trained or litter box trained their pets; Always clean up after their pets; Maintain an active flea control program; Offer to pay an additional pet deposit and to cover any damages resulting from the pet's actions; and Are willing to sign a pet agreement.

DEVELOPING PET GUIDELINES

The second important ingredient of a successful pets-allowed policy is creating written pet guidelines. Well thought-out guidelines address resident and management concerns about pet ownership before they become problems. The following suggested general guidelines are designed to meet the needs of owners and managers, pet-owning residents, non-pet owning residents, and pets: Require any resident who wishes to keep a companion animal to apply to management in writing before they bring a pet into the community; Evaluate residents and their pets on an individual basis. Size and breed do not indicate a pet's temperament nor suitability to apartment living, and local laws may not allow exclusions based on breed; Allow only traditional companion animals in your apartments such as cats, dogs, rabbits, guinea pigs, hamsters, gerbils, ferrets, small caged birds, and fish. Exotic animals don't belong in homes because they often cannot be kept responsibly, and providing proper care and housing is difficult, at best; Limit the number of animals per dwelling. An individual, regardless of the size of his or her home, can maintain only a few companion animals responsibly. Because companion animals are often happier living in pairs, you may not want to generalize and restrict residents to only one pet; Require that all dogs and cats over the age of six months be spayed or neutered; Do not permit dogs with a known history of dangerous behavior; and Prohibit residents from feeding or harboring stray animals.

In addition to general pet guidelines, you may also want to specifically address in writing resident obligations, management responsibilities, suggested security deposit and fees, liability of pet owners for damage or injury, resolution of complaints, protection of pet, removal of pet, and the role of the pet committee (see below). For detailed information on writing your guidelines, request the Massachusetts Society for the Prevention of Cruelty to Animals' 'Model Guidelines for Implementing A Pet Policy in Multi-Unit Housing,' at the phone number listed below.

ESTABLISHING A PET COMMITTEE

To help your pets-allowed policy work smoothly and with minimal oversight, consider forming a pet committee. A pet committee will help residents take an active role in managing a pets-welcome policy and help balance the needs of the housing manager, maintenance staff, pet-owning residents, and residents who do not own pets. By resolving problems as they arise, the pet committee can limit the housing manager's involvement in resident complaints about pets. The committee should consist of three to five individuals (to allow for a majority rule in a vote decision) representing pet-owning residents, residents without companion animals, and a member of the community who is knowledgeable about animals, such as an animal control officer, employee, or experienced volunteer from the local animal shelter. Written complaints are made to the pet committee, which approaches the pet owner and attempts to reach a resolution. In cases of multiple infractions of the rules, the pet committee may inform the pet owner and management that further notice shall be cause for termination of the pet-owner's pet lease agreement.

DEALING WITH VIOLATORS OF PET POLICIES

The third essential element of a successful pets-allowed policy is enforcing the guidelines with a pet rider to the lease. A well written pet rider to the lease can serve as an effective legal document should residents violate the pet policies established for your community. Termination of lease proceedings may be instituted if the pet owner is in violation of the pet guidelines which the pet owner has agreed to abide by in signing the pet rider attached to the lease.

PUTTING OUT THE WELCOME MAT

Making the most of your pet-friendly policy means spreading the word. Everyone knows about Pinewood Apartments in Redwood City, California, according to Mary Michaels, the manager. She has a waiting list thanks to her inclusion in the local humane society's pets in housing list. Since instituting her pets-allowed policy one year ago, all the pet-owning residents she has rented to have found out about her from the humane society. Michaels says their guidelines definitely helped to determine her successful pet policies. She's had no problems and wishes she had more apartments to offer responsible pet owners.

You may want to suggest that a resident wanting a pet visit the local animal shelter or humane society where knowledgeable adoption counselors can match a prospective pet owner with a pet who suits his lifestyle and living situation. Your local animal shelter or humane society will be more than happy to supply you with general flyers about responsible pet ownership and may be able to provide solutions to common pet problems or refer residents to trainers or pet behavior consultants. They may also offer services that would benefit your pet-owning residents, for example, training classes or pet behavior counseling.

In addition to your local animal shelter or humane society, welcome centers, visitors centers, chambers of commerce, libraries, veterinary offices, pet supply shops, grooming, boarding, pet sitting and dog training facilities may also be great places to help you promote your pet-friendly community at no charge. Be sure to mention your open door policy for responsible pet owners in any classifieds, rental guides, or on-line apartment search companies through which you advertise.

HOME, SWEET HOME

Many owners and managers allow pets, but do not have solid guidelines. Even owners and managers who do not permit pets still have residents who sneak in animals, and evicting them is a time-consuming and costly endeavor. Many owners and managers want to allow pets, but don't know where to start. Allowing responsible owners to live with their pets enables housing managers to gain control of the animals in their rental communities by establishing clear rules for pet-keeping. If you already allow pets, review any existing policies to make them more effective. If you're still hesitant, why not try a few units with pets and see how things work out.

Apartment owners and managers play important roles in preserving the bond between people and their pets. We believe that humans greatly benefit by sharing their lives with companion animals. You can benefit, too. For more detailed information on how a pets-allowed policy can work for you, please contact The Humane Society of the United States at 202/452-1100 or the Massachusetts Society for the Prevention of Cruelty to Animals at 617/522-7400. U

Nancy Peterson is an associate in the Companion Animals Section of The Humane Society of the United States (HSUS) which works to teach pet owners that stewardship of companion animals requires forethought, responsibility, and commitment.