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renter’s guide
• Pet-FriendlyHousingOverview
• FAQ
• SamplePetPolicy
• LettertoLandlordfromBCSPCA
• SamplePetResume
• ResumeTemplate
• PetGuardianReferenceForm
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INTRODUCTION
TheBCSPCAbelievesthatifmorelandlordswereawareofthesignificantbenefitsofpet-friendlyhousing,theywouldbemoreinclinedtoofferit.TheBCSPCArecognizesboththeneedforpet-friendlyhousing,andforresponsibletenantswhoacknowledgetheprivilegeofhavingpetsintheirhomes.Wehavecreatedatoolkittohelprenterspreparetofindanewhomeanddiscussoptionswithcurrentornewlandlords.
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PET-FRIENDLY HOUSING OVERVIEW
THE PROBLEM
Pet-friendlyhousingisconsiderablylimitedinBritishColumbia.Land-lordsandstratascanchoosewhethertheywillpermitpets.Theycanalsorestrictthesizes,kindsornumberofpets.
WinstonthebeagleandPepinottheminiatureschnauzerwerenotac-ceptedatmosthousesandapartmentsinVancouver.ThesetwodogswereadoptedfromtheSPCAafterhavingbeenabandonedinanapart-mentonmovingday.Servingascompanionsforeachother,theirguard-iansagreedtopay$400morepermonthinordertohaveahomefortheirfamily.
BENEFITS OF PET-FRIENDLY HOUSING
Onemajoradvantagetolandlordsofferingpet-friendlyhousingisincreasedrentalincome.Peoplewithpetswillpaymoreforhousing:unitsthatlimitthetypeorsizeofpetstendtobecheaperthanthosewithoutrestrictionsby$100.Tenantswithpetsalsostaylonger—anaverageof46months,comparedto18monthsforpeoplewithoutpets.1Thissaveslandlordsfromhavingtospendtimeandmoneyfindingnew,reliabletenants.DatafromtheFIREPAWstudyalsoindicatesthereisnodiffer-enceindamagebetweentenantswithandwithoutpets.Anotherdirectbenefitisincreasedsecurity,aspetguardiansaretheeyesandearsoftheneighbour-hoodduringlate-nightandearly-morningdogwalks.Adogoftenstaysbehindtoprotectthehomewhenhisorherguardianisn’tthere.
Notallguardiansofdogsandcatscanaffordtopaymoretokeeptheirfamilymembers.Acrosstheprovince,about20%ofcompanionanimalssurrenderedbytheirguardiansareforalackofavailablepet-friendlyhousing.Thisrepresentsabout1,500petsyearly.
TheBCSPCAfrequentlyreceivescallsfromfrustratedpeopleunabletofindahometorentwiththeirpet.Almost80%ofBCresidentsfavourlegislationthatallowspetguardianstherighttokeepcompanionanimals,accordingtoa2008poll(McIntyre&Mustel).
PetguardiansalsofaceheavycompetitionforhousingduetoB.C.’slowvacancyrate.Limitedrentalstockmeanspetownersarewillingtopaymorethanrenterswhodonothavepets.
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Companionanimalshaveevengreaterbenefitstosocietyatlarge.Theyassistchildrenwithdevelop-mentoflanguageskills,empathy,responsibilityandself-esteem.Studieshavealsoshownthatcom-panionanimalshelpreducefeelingsofloneliness,anxietyandstress.Petresumesandreferencesareusefultoolsforscreeningtenantswithpetsandcanberequestedfromlandlordsconsideringatenantwithapet.
OWNER’S RIGHTS: PET DEPOSITS AND EVICTION
Alandlordmayrequireapetdamagedepositofuptohalfofonemonth’srenteitherwhentheten-anthasoneormorepetsatthestartofatenancy,orlaterwhenthetenantacquiresapetandthelandlord’srequiredagreementisobtained.Somepetinsurancecompanieshavethird-partypropertydamagecoverage.Petdamagedepositsaregenerallytreatedthesameassecuritydepositsandareusedtorepairanydamageleftbyapetattheendoftenancy.Alandlordmayrequireanadditionalpetpolicyasanaddendumtotherentalagreement.Thispack-agecontainsapetpolicythatcanbeusedtopromoteresponsibleguardianshipandpreventpotentialconflictsduringthetenancy.If,duringatenancy,alandlorddiscoversthatatenantisinviolationoftherentalagreement,awrit-tenwarningknownasa“breachletter”isissued.Theletterstatesthatthetenantmustcomplywiththerentalagreementbyaspecificdate,andthatfailuretodosowillresultineviction.Theprocessofterminatingatenancycannotbeginuntilthelandlordhasissuedthebreachletter.Forregulationssurroundingpets,visittheResidentialTenancyBranchwebsite:www.rto.gov.bc.ca
1FIREPAW,http://www.firepaw.org/CompanionAnimalRentersPetFriendly.pdf
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FAQ
Q. WHO MAKES THE DECISION TO ALLOW PETS IN RENTAL HOUSING?
A.Permissiontokeepapetisgrantedatthelandlord’sdiscretionandissubjecttothetenant’sstrictadherencetoallaspectsofthepetpolicy.Atenantwhowishestokeepapetwillfirstneedtoobtaintheirlandlord’sapproval.
Q. HOW CAN I GET A LANDLORD TO SAY “YES” TO ME AND MY PET?
A.Sometoolstogiveyouabetterchanceofsecuringpet-friendlyhousinginclude:preparingapetresumewithreferences,obediencetrainingcertificates,veterinarymedicalinsurance,andphotos.Manylandlordswillasktomeetyourpettohaveassuranceofyourabilitytobeagoodcaregiver.Somecompaniesprovidecoveragefordamagecausedbypets,andaletterdemonstrat-ingtolandlordsthatatenantisaresponsiblepetguardian(trysearchingfor“veterinarymedicalinsuranceforrenters”online).Approachingapotentiallandlordaboutpetscanbedifficult,butwiththerightsetoftoolsandthestoryofyourchallengesinfindingpet-friendlyhousing,land-lordswillbemorelikelytobecompassionatetoyourcircumstances.
Q. CAN A LANDLORD ASK FOR A PET DAMAGE DEPOSIT?
A.Yes,alandlordmayrequireapetdepositwhenthetenanthasapetatthestartoftenancy,orlaterwhenthetenantacquiresapet.
Q. WHAT IS THE PURPOSE OF A PET DAMAGE DEPOSIT?
A.Petdepositsareusedtorepairanydamageleftbyapetattheendofatenancy.Alandlordisnotallowedtoautomaticallykeepallorpartofthedepositattheendofthetenancy.Ensurethatyoudoathoroughwalk-throughtoassesswhethertherehasbeenanydamagecausedbyprevioustenants’pets.
Q. HOW MUCH CAN A LANDLORD CHARGE FOR A PET DAMAGE DEPOSIT?
A.Landlordscanchargeaone-timedepositofuptohalfofonemonth’srent,regardlessofthenumberofpetsatenanthas.Thisdepositisinadditiontothenormalsecuritydeposit.
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FAQ
Q. IS THE PET DEPOSIT RULE RETROACTIVE?
A.TheResidentialTenancyActwasamendedin2004toallowlandlordstochargeapetdepositfee;therulewasnotretroactiveanddoesnotapplytotenantswithpetspriortotheamendment.
Q. WHAT IF THE TENANCY AGREEMENT IS SILENT ON PETS?
A.Ifatenancyagreementdoesnotaddresspets,thelandlordcannotrequireapetdeposit.
Q. HOW OFTEN DURING TENANCY CAN A LANDLORD INSPECT A PET-FRIENDLY UNIT?
A.Oncepermonth,inordertoassesstheconditionoftheunit.Youcouldevenofferaproba-tionaryperiod,whereyourlandlordchecksmorefrequentlyforthefirstmonthorso.
Q. CAN LANDLORDS RESTRICT THE SIZE, KIND OR NUMBER OF PETS?
A.Yes,thisshouldbeoutlinedinthepetpolicyandwillvarybylandlord.
Q. WHERE CAN I FIND A LIST OF PET-FRIENDLY ACCOMMODATION IN B.C.?
A.Manyhousingsearchenginespermityoutosearchforplacesthatarepetfriendly.Considerthatevenwhereonlinealandlordadvertisesnopets,theymaybeopentoitifyouprovideare-sumeandreferencesforyourpet.
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RENTAL UNIT PET POLICY
1.Thetenantmayhavethefollowingdescribedpet(s)inthetenant’srentalunit,subjecttothetermsandconditionswithinthisAgreementandinaccordancewithclause18ofthetenancyagreement.Shouldthetenantnolongerownthesepet(s),thisAgreementautomaticallyends.Intheeventthatthetenantacquiresanotherpet,anewAgreementwillbeenteredinto.
DescriptionofPet(s)-species,breed(s)ifknown,name,color(s),age,permanentID#:
This Agreement forms part of the current Tenancy Agreement between the landlord and the tenant. Failure
by the tenant to comply with any of the following terms and conditions will be considered a breach of a ma-
terial term of that Tenancy Agreement and may result in the Landlord requiring the tenant to permanently
remove the pet(s) from the residential property and/or issuing a Notice to End a Residential Tenancy.
2. Alldogs,catsandrabbitsmustbespayedorneutered.Acopyofadocumentcertifyingthatthesepet(s)areneuteredorspayedmustbeprovidedtotheLandlord.Ifthereisanageormedicalreasonthepet(s)can-notbeneuteredorspayed,pleaseprovideexplanationinwritingbyaveterinarian.Failuretodosowithin14daysfollowingthedatebelowwillnullifythisAgreementandthetenantwillnotbepermittedtokeepthesepet(s),pursuanttoclause18oftheTenancyAgreement.
3. Allpet(s)mustbelicensedorregisteredannuallyinaccordancewithanyexistingmunicipalbylaw.
4.Alldogs,catsandrabbitsmusthavepermanentidentificationintheformofatattooormicrochip.
5.Pet(s)mustbeonaleashandundercontrolorinasecurecageatalltimeswhenoutsideofthetenant’srentalunitandinbuildingcommonareas.
6. Thetenantwillpickupthepets’wasteimmediatelyfromanyareaontheresidentialproperty,includinganyareaconsideredpartofthetenant’srentalunit.
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8.Thetenantwillmaintainaregularf leacontrolandvaccinationprogramappropriatetothetypeofpet.Shouldf leainfestationfromthesepet(s)occurintherentalunitorontheresidentialproperty,thelandlordmayrequirethetenanttohavethecarpetsshampooedandtherentalunitde-f leaedatanytime.Failurebythetenanttoactpromptlyonthelandlord’srequestwillbeabreachofthisAgreement.Shouldf leainfesta-tionattributabletothetenant’spet(s)occursubsequenttothetenancy,thelandlordmayseekcompensationfromthetenantforthesubsequentf learemovaltreatment.
9.Thetenantwillactinaccordancewiththemunicipalnoisebylaw.Ifthetenant’spetisdisturbingthequietenjoymentofothers,thetenantwillremediatetheproblemthroughworkwithapettrainer,behaviour-ist,daycare,orsitter/walker.
10. Thetenantmustensurethatallpet(s)arekeptwell-groomed,inparticularthatthenailsofdogsandcatsarekepttrimmedtopotentiallimitnoiseanddamagerelatedtopacingandscratching.
11. Thepet(s)mustnotbeleftintherentalunitifthetenantwillbeabsentfromtherentalunitforanextendedperiodoftime.Ifthepet(s)areleftinthecareofanalternatecaregiverintheunit,thenameandtelephonenumberforthecaregivermustbeprovidedtothelandlordorpropertymanager.
12.Prohibitedorrestrictedexoticanimals,asdefinedbytheB.C.WildlifeActControlledAlienSpe-ciesRegulationarenotpermittedaspets.
7. Pursuanttoclause18oftheTenancyAgreement,thetenantisresponsibleforanyandalldamagescausedbythepet(s).Thisincludes,butisnotlimitedto,damagetothewalls,f loors,carpets,linoleum,bathtub,drapes/blinds,patioorbalcony.
Tenant Signature Date
Property Manager Signature Date
Note. This Pet Policy is intended as a general guide to assist landlords and tenants develop and implement rules regarding pets
in rental housing. Although this policy will accommodate the needs and concerns of most parties, we encourage you to expand
or modify it to fit your individual circumstances
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Dear property owner, EachyearattheBCSPCA,over1,500 pets are surrendered due to a lack of available pet-friendly housing.Theseaccountfor~20%ofallanimalssurrenderedbyownerstotheBCSPCA.Thesenumbersdonotaccountforthethousandsofpets,oftencats,thatareabandonedintothestreetsorleftintheapartmentbytheirpreviousownerswhowereunabletofindmoreaffordablepetfriendlyhousing. Onemajoradvantagetolandlordsofferingpet-friendlyhousingisincreasedrentalincome.A2003studyof103propertyownersand120tenantsonthesubjectofPet-FriendlyHousing(FIREPAW,publishedinAnthrozoos)generateddatathatdemonstratesafewkeyfindings.Peoplewithpetswillpaymoreforhousing:unitsthatlimitthetypeorsizeofpetstendtobecheaperthanthosewithoutrestrictionsby$100.Tenantswithpetsalsostaylonger—anaverageof46months,comparedto18monthsforpeoplewithoutpets.Thissaveslandlordsfromhavingtospendtimeandmoneyfindingnew,reliabletenants.DatafromtheFIREPAWstudyalsoindicatesthereisnodifferenceindamagebetweentenantswithandwithoutpets.Anotherdirectbenefitisincreasedsecurity,aspetguardiansaretheeyesandearsoftheneighbour-hoodduringlate-nightandearly-morningdogwalks.Adogoftenstaysbehindtoprotectthehomewhenhisorherguardianisn’tthere. Petsalsohaveprovenphysiological,psychological,andsocialbenefitstohumans.AreviewofthebenefitsproducedbyPawsSFin2007showsthatdogownershipslowsheartrates,decreasesriskforcardiovasculardisease,anddecreasesbloodpressure.Studiesalsofoundincreaseddopamineandendorphinsanddecreasedcortisol(astresshormone)followingtimespentwithadog.Chil-drenwhoareintroducedtopetsatanearlyagehavefewerallergies,asthma,andwheezingandlessfrequentillnesses. Subjectsrecoveringfromgrievingwhohadpetsreportedlowermedicationuseandlessdepression.Femalepet-ownerswhohavesufferedphysicalabusereportedpetsasanimportantsourceofemo-tionalsupport.Thesebenefitsaffectpeopleofallagesandfromallwalksoflife,demonstratedbytherealitythatoverfiftypercentofthepopulationhaspets.Discriminatingagainstapossibletenantbasedontheir
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positiverelationshipwiththeirpetcreatesadditionalstressforallinvolved.Conversely,whenhous-ingandcommunityenvironmentsaresupportiveofanimalownership,ithasbeenfoundthatthehuman-animalrelationshipisstrengthened(O’Haire,2009).Willyouconsiderhelpingendthepet-housingcrisisbyprovidinghousingtoaresponsiblepetguardian?Withapetpolicyinplace,boththelandlordandthetenantcanreapthebenefitsofpetguardianship.
WE RECOMMEND A PET POLICY:
• Permitthesameamountofpetsasregulatedbythemunicipality.• Encouragepetguardianstospayorneutertheirpets,asevidencehasshownthatthiscanreduce
conflictandaggression.• Mandateannuallicensingwiththemunicipality.• Mandatepermanentidentificationforcats,dogs,andrabbits.• Requireonleashinallcommonareas.• Mandateallwasteincommonareasbeimmediatelyremovedandtheareacleaned.• Ensurealldamageisrepairedbythetenant.• Mandatevaccinationandf leacontrolprogramappropriatetothetypeofpet.• Ensureallnoiseissuesareremediatedbypetguardiansprovidingtheirpetswithregularexercise
andtheuseofdogwalkersordaycaresfordogswhoexperienceanxietybeingleftaloneduringtheday.
• Mandateregulargroomingandnailtrimmingtolimitthesoundofscratchingonthef loors.• Ensuretheinformationofacaregiverisavailabletothepropertyownershouldtheguardianbe
awayforanextendedperiodoftime.• ProhibitexoticanimalsinlinewithB.C.’sControlledAlienSpeciesRegulation.
Apetpolicyisavailableatwww.spca.bc.ca/petfriendlyhousing.AnimalsinBritishColumbia’ssheltersarerelyingonyoutomakethehousingstockavailablesothattheycanhavealong-lastingplacetocallhome.Pleasedonothesitatetocontactusdirectlywithanyquestionsorconcerns,ortoaccessourre-sourcestomakehousingpetsapositiveexperienceforallinvolved.Thankyoufordoingyourparttorealizethepositivebenefitsofpetsandensuretheirplaceinyourcommunity!Kindregards,
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sample pet resume of fluffyTENANT INFORMATION
TenantName:
Address:
Telephone:
AboutTenant:
TenantReferences:
ANIMAL INFORMATION
About:
Education/Training:
Experience:
Health:
Grooming:
Interest:
SpecialAchievements:
LibbyMalone
1243PawsSt,Burnaby,B.CV3E28H
604-345-9395
Fluffyisasevenyearold,60poundChowChow/Germanshepherdmixthatgetsalongwellwithotherdogs.
GoodDogTraining:604-555-4524HealthyPetVet:778-555-6549
Mr.FormerLandlord:778-555-6549
Fluffyisa60-pound,seven-year-oldspayedfemaleChowChow/Germanshep-herdmixwhogetsalongwellwithotherdogsandpeople.Sheisquiet,house-trained,andobedient.Fluffyisrespectfulofcats.
Fluffyknowsbothhandsignalsandverbalcommands.Shecomeswhensheiscalled,walkswellonaleashandhasgraduatedfrombeginnerandintermedi-ateobedienceclasses.
Fluffyisacalm,well-adjusteddogwhoisusedtobeingaloneinasmallapartmentwhenherguardiansareawayatwork.Sheonlybarkswhenshehearssomeoneatthedoororonoccasionswhentherearefireworksinthevicinity,suchasonHalloween.
Fluffytakesallergymedicationdaily,andfleapreventionmedication.Otherwise,sheisinoptimumhealthandgoesforregularannualcheckupswiththeveterinariantoensuresheisuptodateonallhervaccinations,includingrabiesandkennelcough.
Fluffy’sbreedrequiresthatsheisbrushedregularlytopreventexcess,uncontrollablesheddingaroundthehouse.Furthatisremovedisalwaysneatlydisposedofinthegarbage.
Fluffyenjoysthreewalksadayduringtheweek,andevenmoreonweekendswhenherguardianscantakeherhikingortothebeach.
Fluffygivesbloodtohelpotheranimalsinneedandisacompanionvisitoratalocalseniors’home.Fluffy’sdoglicenseisuptodate.
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RESUME OF
TENANT INFORMATION
TenantName:
Address:
Telephone:
AboutTenant:
TenantReferences:
ANIMAL INFORMATION
About:
Education/Training:
Experience:
Health:
Grooming:
Interest:
SpecialAchievements:
IMAGEHERE
Veterinarian:TrainerorDaycare:
FormerLandlordorRoommate:
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Pet Reference FormINFORMATION
Tenant(s)
RefereeName Relationship
ContactNumberoremailaddress(forreferencecontactuseonly)
Pet name(s) and species:
How long have you known the pet or pet’s guardian?
In what capacity have you known the pet or pet’s guardian? (Landlord, etc.)
Has the pet cause any damage that you were aware of? Yes No
If so, how did the pet’s guardian respond?
Would you recommend the pet for tenancy? Why or why not?
Do you have any other comments?
Signature Date