Require pet insurance (by Tj [FL]) Mar 10, 2019 9:00 PM
Require pet insurance (by BRAD 20,000 [IN]) Mar 10, 2019 9:30 PM
Require pet insurance (by Robert J [CA]) Mar 10, 2019 9:34 PM
Require pet insurance (by RentsDue [MA]) Mar 11, 2019 4:03 AM
Require pet insurance (by Mickie [OH]) Mar 11, 2019 4:13 AM
Require pet insurance (by Vee [OH]) Mar 11, 2019 5:24 AM
Require pet insurance (by LindaJ [NY]) Mar 11, 2019 5:26 AM
Require pet insurance (by Vee [OH]) Mar 11, 2019 5:55 AM
Require pet insurance (by WMH [NC]) Mar 11, 2019 6:41 AM
Require pet insurance (by Jeff [CO]) Mar 11, 2019 7:06 AM
Require pet insurance (by WMH [NC]) Mar 11, 2019 9:27 AM
Require pet insurance (by Jeff [CO]) Mar 11, 2019 9:31 AM
Require pet insurance (by CGB [MI]) Mar 11, 2019 9:42 AM
Require pet insurance (by Jeff [CO]) Mar 11, 2019 9:43 AM
Require pet insurance (by Robert J [CA]) Mar 11, 2019 9:46 AM
Require pet insurance (by Arnold [OH]) Mar 11, 2019 12:22 PM
Require pet insurance (by Tj [FL]) Mar 11, 2019 2:19 PM
Require pet insurance (by WMH [NC]) Mar 11, 2019 2:31 PM
Require pet insurance (by Arnold [OH]) Mar 12, 2019 9:10 AM
Require pet insurance (by CGB [MI]) Mar 14, 2019 11:56 AM
Require pet insurance (by Jeff [CO]) Mar 14, 2019 12:46 PM
Require pet insurance (by Pmh [TX]) Mar 14, 2019 3:03 PM
Require pet insurance (by Jeff [CO]) Mar 14, 2019 3:08 PM
Require pet insurance (by Pmh [TX]) Mar 14, 2019 3:26 PM
Require pet insurance (by Jeff [CO]) Mar 14, 2019 3:58 PM
Require pet insurance (by Tj [FL]) Posted on: Mar 10, 2019 9:00 PM Message:
I am beginning to require all dogs owners to have renter’s insurance and include animal coverage. I am also limiting all dogs to under 20 pounds. How many of you require insurance on dogs? Any pushback from applicants? Insurance company “off limit” breeds will be denied flat out, and all other dogs owners will need insurance. --162.238.xx.xxx |
Require pet insurance (by BRAD 20,000 [IN]) Posted on: Mar 10, 2019 9:30 PM Message:
Tj,
We LOVE pets! They bring us A LOT of joy...in the form of extra income.
We require Renter Insurance.
Back before we did In Home Visits and checked their animals we had animal damage. (No damage now)
We do not put a weight or size limit on dogs. Little dogs do more damage than big dogs.
The issue is how the OWNER manages the animal, not its size.
BRAD --73.102.xxx.xxx |
Require pet insurance (by Robert J [CA]) Posted on: Mar 10, 2019 9:34 PM Message:
With the special accommodation awarded to tenants with disability assistance animals, comfort animals and just plain dogs, I eliminate the need to challenge the Federal, State and City guide lines. Instead I require all tenants to carry renters insurance to cover tenancy issues including liability, damage and theft. --47.156.xx.xx |
Require pet insurance (by RentsDue [MA]) Posted on: Mar 11, 2019 4:03 AM Message:
I do the same as Robert, I require ALL tenants to carry Renters Insurance with liability coverage. It doesn’t matter what your pet rules are if the tenant claims they have an ESA... they get to trample on your pet rules, but not your universally applied insurance rules. --71.10.xxx.xxx |
Require pet insurance (by Mickie [OH]) Posted on: Mar 11, 2019 4:13 AM Message:
For those requiring tenants to carry renters insurance with liability have you ever been able to collect on it for pet damage? --174.233.xxx.xxx |
Require pet insurance (by Vee [OH]) Posted on: Mar 11, 2019 5:24 AM Message:
Having insurance is not helpful unless you get a copy of the front page, when you need that info it is always lost or expired.
--76.188.xxx.x |
Require pet insurance (by LindaJ [NY]) Posted on: Mar 11, 2019 5:26 AM Message:
I would prefer a medium to large (not extra large) dog over the little ones. Ankle biters and yippers are not something I want to deal with. People who have smaller ones think they can get away with puppy pads instead of taking them out. This is a generalization of course.
I had my 6 mo old Lab puppy on a socialization walk through Lowes the other day. 2 little dogs started pulling on their leashes and yapping away before my dog was even close. Wondered why they bring the dog in if they are like that. One day I watched one that was in the cart just pee right there. Owner was clueless.. --108.4.xxx.xx |
Require pet insurance (by Vee [OH]) Posted on: Mar 11, 2019 5:55 AM Message:
Linda NY, chances are those dogs had not been in training long enough, once in awhile I see dog owners chasing after pets in a store with a red cross or similar vest on, keep after your state representatives to make this a felony.
--76.188.xxx.x |
Require pet insurance (by WMH [NC]) Posted on: Mar 11, 2019 6:41 AM Message:
Little dogs do way more damage (inside peeing and pooping) and are way more annoying (yipping and yapping) and are way more aggressive than big dogs, in our experience (growling and menacing.)
I have never met a successfully potty-trained Yorkie or Pomeranian.
People potty train their big dogs. And a friendly Lab or Golden is not going to attack my DH when he comes to fix the faucet.
We don't require insurance because there is no way to police that. --50.82.xxx.xx |
Require pet insurance (by Jeff [CO]) Posted on: Mar 11, 2019 7:06 AM Message:
Pet insurance is health insurance for pets. Why would you require that?
WMH, there is no way to police which one? --76.120.xx.xx |
Require pet insurance (by WMH [NC]) Posted on: Mar 11, 2019 9:27 AM Message:
If the tenant has Renter's Insurance...they can buy, show me the policy, cancel the next day.
Responsible tenants get insurance on their own, and that's who I'm trying to rent to these days.
I'm not seeing how THEIR having insurance helps ME as it covers THEIR things and THEIR liability, not the building or any of my possessions. --50.82.xxx.xx |
Require pet insurance (by Jeff [CO]) Posted on: Mar 11, 2019 9:31 AM Message:
Of course they can cancel it immediately. You can't control what tenants do. But that's where a well-written lease gives you options to fix that.
You might want to brush up on renter's insurance. It is really hard to imagine it not being a requirement of landlords. --76.120.xx.xx |
Require pet insurance (by CGB [MI]) Posted on: Mar 11, 2019 9:42 AM Message:
I require that myself and my company be named as "additionally insured." I stress this point before the lease is signed. That way, I get a letter sent to me if they do not renew or cancel the next day. --107.130.xxx.xx |
Require pet insurance (by Jeff [CO]) Posted on: Mar 11, 2019 9:43 AM Message:
Being listed as as additionally insured is a bad idea that is Widely discouraged. --76.120.xx.xx |
Require pet insurance (by Robert J [CA]) Posted on: Mar 11, 2019 9:46 AM Message:
I had a tenant that I wouldn't rent the apartment too unless they obtained "renters insurance" prior to their tenancy to cover my property. They listed a 9 year old dog and a kitten, not fixed. When I read the tenant's insurance coverage, it did not list their pets. So I required the applicant to pay an "additional" premium to cover "pet damage" to the rental unit.
When the tenant moved three years later, I found damaged hard wood flooring. The kitten peed in the extra bedroom that the tenant covered up with a carpet. They got the cat fixed after several months but the damage was done in the first few months of tenancy.
Even though the "renters insurance" was never renewed, the damage occurred during the coverage period. I sued the tenant, their insurance agent and the insurance company in small claims court. I had a copy of the 1st years insurance policy and copy of the cancelled tenants check.
After filing the claim, all three defendants split the cost of repairing the damaged wood, not the refinishing costs. I won. --47.156.xx.xx |
Require pet insurance (by Arnold [OH]) Posted on: Mar 11, 2019 12:22 PM Message:
I am including the monthly cost of the pet insurance into the rent that the tenant pays. I then pay the premium directly to the insurance company on behalf of the tenant with me included as a party of interest. --173.91.xxx.xxx |
Require pet insurance (by Tj [FL]) Posted on: Mar 11, 2019 2:19 PM Message:
Thank you everyone. Keep the info coming my way. My insurance carrier said tenant would need to get coverage on a dog. 300k liability. When I mentioned this to tenant the first thing said was” what if it is an emotional support animal? “- any way to save a buck. I said the dog would need to be on the policy no matter what as my requirements are now such that you need it to rent the apartment. I know I will need to update wording in my lease. All leases are month to month and that will be easy enough. I have changed my requirements due to your help and info.! Tenants did get coverage today,..... I am happy. I forwarded their policy info to MY company to see if it will meet their requirements. --66.87.xxx.xxx |
Require pet insurance (by WMH [NC]) Posted on: Mar 11, 2019 2:31 PM Message:
Arnold, you can pay the premium if you want, but Tenant can still cancel day two and worse, the premium would be refunded TO THEM not you. They own the policy. --50.82.xxx.xx |
Require pet insurance (by Arnold [OH]) Posted on: Mar 12, 2019 9:10 AM Message:
You are correct, my insurance agent advised me to raise the rent and offer the tenant a monthly discount for keeping a Tenant insurance policy current in payment. Thank you. --173.91.xxx.xxx |
Require pet insurance (by CGB [MI]) Posted on: Mar 14, 2019 11:56 AM Message:
Jeff, Could you please explain why being listed as additionally insured is a bad idea and why it would be widely discouraged? I have searched this forum and have not found an answer? --50.77.xxx.xxx |
Require pet insurance (by Jeff [CO]) Posted on: Mar 14, 2019 12:46 PM Message:
In the event of a lawsuit between the tenant and the property owner (both named insureds), the insurance company would have the obligation to defend both parties against each other and to pay any sums either might be obligated to pay each other. A renters insurance policy is not designed to handle this type of “co-mingled” defense and remuneration.
If the resident caused a fire, the owner could potentially be prohibited from tendering a claim against the renters policy for the liability to pay for the damage. This is based on the rationale that one insured cannot be liable to another insured on the policy. It would be the equivalent of a husband and wife who are both listed on the policy as insureds. The wife comes home to find the husband started a fire while trying to cook a meal. Do you think she would have any luck suing her husband?
You will not know if the policy has been cancelled.
--76.120.xx.xx |
Require pet insurance (by Pmh [TX]) Posted on: Mar 14, 2019 3:03 PM Message:
if you are on certificate as additional insured then if policy is cxl’d you will be notified. --104.218.xxx.xx |
Require pet insurance (by Jeff [CO]) Posted on: Mar 14, 2019 3:08 PM Message:
Not according to my agent. Again, additional insured is the wrong endorsement for a landlord. --76.120.xx.xx |
Require pet insurance (by Pmh [TX]) Posted on: Mar 14, 2019 3:26 PM Message:
jeff. not sure why your agent tells you that. I require certificates from all vendors our hotels do business with. we get notifications of cxls - usually vendor is changing ins cos. then we get new certs. --104.218.xxx.xx |
Require pet insurance (by Jeff [CO]) Posted on: Mar 14, 2019 3:58 PM Message:
PMH, I have talked to five agents, and they have all strongly recommended against additional insured endorsements. Also, the local landlord association here in Denver also warned their members against them.
If it works for you, great. --76.120.xx.xx |
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