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Arguments in favour of tenants being able to keep pets
1. Pet ownership has health and other benefits
The Australian Companion Animal Council (ACAC) has stated, 'Companion animals deliver proven physical, psychological and health benefits for pet owners and have important benefits for society as a whole. Modern lifestyles can create loneliness, isolation and a sense of vulnerability. Pet ownership provides companionship, gives immense pleasure and reduces stress levels...'
It has been suggested that people living in rental accommodation should not be denied these benefits. It has further been suggested that people living in rental accommodation may be more likely to suffer from isolation and so be in particular need of the benefits that pet ownership can give. The elderly form a large sub-set of those in rental accommodation and they are a special group that can benefit from pet ownership given their greater likelihood of reduced social contact. Demographer Bernard Salt has stated, 'Companion animals will be important to older single people who may be widowed or separated.'
It has further been shown that people living in rented accommodation are statistically more likely to have a lower health status than those living in self-owned premises. It would therefore seem inappropriate that tenants be denied the health benefits that can come as a result of pet ownership.
The ACAC has also noted that pet ownership has special benefits for children. The ACAC has stated, 'Growing up with a dog assists in the social development of children by improving social skills and self-esteem. Children can learn responsibility, empathy and respect by living with and caring for a dog.'
In 2006, 31.6 per cent of children in New South Wales lived in rented accommodation. Children living in rented accommodation are also likely to have shorter periods of tenure than those living in resident-owned housing. More frequent moves create a greater likelihood of social dislocation and further increase the social value of pet ownership.
The ACAC has stated, 'Dogs ... help to build social networks within the community, creating opportunities for greater social interaction. A shared interest in dogs brings together people from all walks of life. Dogs can help to initiate conversations between strangers in public places, or be the basis more structured social activities such as dog showing and dog obedience classes.' These are benefits for which those living in rented accommodation are likely to have a particular need.
2. Most Australian households have a pet
The Australian Veterinary Association estimates 'The pet population of Australia to be around 38.2 million, this includes 3.75 million dogs, while the cat population was 2.43 million. The remainder is made up of fish, birds and other pets (including rabbits, guinea pigs, and other small animals)... It is estimated that around 63 per cent of Australian households own some type of pet.' The Internet site of RSPCA Victoria notes, 'Australia has one of the highest pet ownership rates in the world.'
According to The Investors Club, 12 million Australian households are associated with pets, with 91 per cent of pet owners reporting they feel "very close" to their pet.
RSPCA Victoria states that 'Despite this broad acceptance of pets as part of our daily life, many landlords don't accept pets as part of their tenants' families. Sadly, many landlords declare a blanket "no pets" policy...'
RSPCA Victoria has further stated, 'This [is] discrimination against pet owners in the rental market [which] causes owners and their animals great distress as they try and find a new home.'
Not only representatives of animal organisations have seen this 'no pets' stance as discriminatory against pet owners who do not also own their own homes. Queensland principal Luke Carter, of Amber Werchon Property, has stated, 'It is unreasonable to think tenants are not going to keep pets because pets are a part of everyone's life.'
3. Many people seeking rental accommodation have a pre-existing pet they may have to surrender
It has been noted that with pet ownership being widespread, many people seeking rental accommodation have a pre-existing pet and if unable to find a pet-friendly property are faced with the awkward choice of having to break the terms of their lease or get rid of their pet. Breaking the terms of a lease is not generally advised as the tenant could be taken before the Tenancy Tribunal. Real Estate agents, Ray Whites, have stated, 'It's not a good plan for a tenant to have a pet in a rental property without approval, as if the animal is discovered, this will most likely result in a notice to remedy breach being issued. If the pet is not removed or an agreement reached, both parties will end up in the tribunal...'
It has been claimed that thousands of loved animals are being surrendered each year in Queensland alone as a tight rental market squeezes out pet owners. RSPCA spokesperson, Michael Beatty, indicated that there were 2400 animals handed over to the RSPCA's Fairfield shelter last year and at least half were from owners unable to secure pet-friendly rental accommodation. Mr Beatty stated, 'We have enough problems with animals people don't want, let alone the pets that people do want but can't find a [rental] solution.'
Animal Aid General Manager, Nell Thompson, has stated, 'Too many pets are being surrendered because of the inability to find suitable pet friendly accommodation...
It is heartbreaking to see pet owners emotionally distraught when they have to surrender their pets to Animal Aid, simply because they cannot find pet friendly accommodation.'
4 Paws Animal Refuge president, Julie Penlington, has said the Gold Coast refuge receives up to four phone calls a week from pet owners having to surrender their animals because of strict rental agreements.
Ms Penlington stated, 'We have a great influx of people moving to the Sunshine Coast these days and when they arrive it is almost impossible for them to find accommodation that allows them to have pets. We have a bigger number of un-pet-friendly rental properties than anywhere I have heard of. It is disgraceful...
Landlords need to be a lot more lenient to people who are responsible pet owners."
The situation is similar in other states. According to an article published in The Domain section of The Sydney Morning Herald on January 11, 2012, the RSPCA claims that 30 per cent of pets surrendered to the organisation are from owners who cannot find adequate accommodation.
4. A landlord's property rights can be protected when renting to a tenant with a pet
It has been claimed that a landlord's rights can be protected when renting to tenants with pets and that the bond should cover the cost of repairing any harm to a property that pets might cause.
Brisbane vet, Michael O'Donoghue, who has been part of a campaign to encourage landlords to be more accepting of tenants with pets, has stated, 'Generally a normal bond should cover any sort of damage a pet could possibly do, it is only going to be a scratch on the wall or replace a bit of carpet...
I find in my own personal experience that young children are more destructive to houses than pets are.'
Similar claims have been made by Tenants Union of Queensland coordinator, Penny Carr. Ms Carr has stated, 'Tenants already have an obligation to restore the property to the same condition as it was when they got it except for fair wear and tear.
If tenants don't restore their property there can be a claim against their bond and sometimes there are orders over and above the bond for tenants to compensate.'
There are those who argue that landlords could be made more willing to accept pets if an additional bond or a surcharge were imposed on tenants with pets.
Property Owners Association of Queensland president, Bruce McBryde, has stated, 'Ideally if you really want to make landlords more pet-friendly you need to change the regulations to allow them to take a bigger bond.' (In Western Australia and the Northern Territory it is already possible to charge a $100 pet bond, while $260 can now be charged in New South Wales.)
Mr McBryde also suggested routine treatment for carpeted homes. He has proposed, 'Perhaps in the legislation it could be mandated that if you have carpet you would need to have a flea treatment before you leave the property, similar to how tenants have the carpets shampooed.'
5. Allowing pet ownership can benefit landlords
It has been claimed that allowing pet-owning tenants has substantial benefits for landlords. One of these is that it significantly increases their rental market.
First National Real Estate has stated, 'As a landlord, the choice remains yours but allowing your property manager to consider applications from prospective tenant pet owners with good references expands your pool of potential customers. Anecdotal evidence also suggests tenants with pets rent for longer periods, reducing the wear and tear that occurs when people move in and out, and, lifting your annual net return.'
It has also been claimed that pet owners are often particularly responsible tenants. First National Real Estate has stated, 'Responsible pet owners typically work hard to ensure their pets don't annoy neighbours and don't do damage to their rental property.
They know that one black mark against their name means it may be much more difficult to rent in future, or worse, they may have to surrender their pet to be euthanized, if they can't find a suitable property.'
Further, it has been claimed that pet owners are often prepared to pay a higher rent in order to secure accommodation. First National Real Estate has stated, 'The research also shows that tenants with pets pay an average $25 to $35 dollars more per week for their property.'
Property manager, Suella O'Donnell, has warned landlords could cut out 90 per cent of the population if they said no to pets, which were considered part of the average family. Ms O'Donnell also claimed a pet-friendly rental accommodation had the potential to achieve a slightly higher rent, with the dedicated pet owner likely to be prepared to pay to have their pet's needs met when house hunting.
Ms O'Donnell stated, 'Anything you do to make your home more attractive to tenants can only be a good thing.'
Similarly, Andrew Finlayson, of the Carrington Group in Sydney - which has buildings such as Capella in Kensington, Meta by Starck in Surry Hills and Beumont in Wahroonga, has said he also encourages owners' corporations to be pet friendly.
Mr Finlayson stated, 'To be honest, we haven't had any problems in any of the buildings where there are pets, as most people adhere to the rules, so there's no reason to change them.
It's nice for people, as it widens the market for them to be able to live in an apartment with their pet, particularly in the inner city. Our planned projects for the future are all pet-friendly too.'