Imagine bearing the immense responsibility of overseeing the fate of 55,000 dogs and cats annually. As a former Executive Director managing the largest animal control programs in the United States (Maricopa County, New York City, City of Los Angeles), the daily struggle to combat pet homelessness and the heartbreaking practice of euthanasia weighed heavily on my conscience. In cities across the nation, this grim reality persists, with countless pets facing uncertain futures due to the lack of available homes.
Today, municipalities nationwide share the noble aspiration of eradicating pet homelessness. However, achieving this ambitious goal necessitates robust community engagement, including harnessing the support of an often overlooked ally—the landlord community.
The Proof is in the Data
According to the American Pet Products Association's National Pet Owners 2023-2024 Pet Survey 86.9 million U.S. households own pets. Extrapolating from this figure, it's estimated that around 35.4% (30.73 million) of households in the United States are renters, based on the latest available data from the U.S. Census Bureau's American Community Survey (ACS) for 2020.
A report by the Foundation for Interdisciplinary Research and Education Promoting Animal Welfare (FIREPAW) sheds light on the prevalence of no-pet policies in rental properties. It found that half of all rental units in the U.S. prohibit pets. Coupled with the 2020 Census data, this suggests over 15 million animals remain unadopted due to these restrictions. However, if all landlords allowed pets, it's estimated that approximately 5.25 million more pets could potentially be adopted, as 35% of tenants without pets express a desire to own one if allowed.
Business Savvy Landlords Allow Pets
The financial incentives for landlords embracing pet-friendly policies are substantial. Tenants in pet-friendly housing tend to stay two and a half times longer, leading to lower vacancy rates. Additionally, a quarter of rental applicants actively seek pet-friendly accommodations.
In a well-functioning market, where people make rational, profit-maximizing decisions, it makes good business sense to offer pet-friendly housing to renters willing to pay a premium to cover any extra costs to landlords.
Yet, the scarcity of such units persists. Among landlords who prohibit pets, concerns about property damage and noise top the list, followed by tenant conflicts and insurance issues. However, reality belies these concerns. Pet-related damages average only $463 over the term of a lease—often less than the typical pet deposit or rent premium. Moreover, pet-related issues demand minimal landlord time compared to other issues, and are outweighed by reduced marketing efforts for pet-friendly units.
The FIREPAW study underscores that the benefits of allowing pets frequently outweigh the costs. Landlords stand to profit as tenants with pets are often willing to pay higher rents, particularly in market-rate apartments exempt from rent control.
The Landlord Effect
In Los Angeles alone, over 4,700 pets were euthanized last year due to lack of homes. With 1.4 million households in the city, renters constitute 35.4% (495,600) of these households. Among renters, 35% (173,460) express a desire to have a pet if permitted by their landlords. Remarkably, if just 2.71% (4,700) of pet-restricted landlords in Los Angeles allowed pets, we could potentially end pet homelessness in the city. Imagine the profound impact if half of the pet-restricted households opened their doors to companion animals—the demand for pet adoptions would exceed the number of pets euthanized, moving us closer to achieving our no-kill goal.
Incentives for Landlords
Legislation mandating landlords seek city approval to disallow pets could rectify this market failure. Jurisdictions such as Portland, Oregon, offer tax breaks for landlords who adopt pet-friendly policies, providing a tangible incentive to make the transition. Similarly, some insurance companies, like State Farm, offer reduced premiums for pet-friendly properties, recognizing the lower risk associated with responsible pet ownership.
Resources for Landlords
Educational workshops and support networks can assist landlords in navigating the transition to pet-friendly housing while addressing any concerns they may have. For example, organizations like the Humane Society of the United States offer free resources and webinars for landlords, covering topics such as pet policies, tenant education, and property management tips. Additionally, platforms like My Pit Bull Is Family provide landlord-friendly rental listings and resources to promote pet-friendly housing options.
A Call to Action
The dearth of pet-friendly rentals underscores the urgency of addressing this issue. Landlords are missing out on revenue generating opportunities and a broader customer base by not allowing pets. The benefits extend beyond financial gains; thousands of homeless pets stand to gain life-saving opportunities. Landlords have the power to make a profitable, life-affirming choice by welcoming pets into their rental properties. It's time for landlords to recognize the pivotal role they play in ending pet homelessness and to act accordingly.
Ed Boks is a former Executive Director of the New York City, Los Angeles, and Maricopa County Animal Care & Control Departments. He is available for consultations. His work has been published in the LA Times, New York Times, Newsweek, Real Clear Policy, Sentient Media, and now on Animal Politics with Ed Boks.
Thank you for this thoughtful content, Ed. With so many families who cannot afford to buy a home, it appears renting is a trend that will continue. Pets are impacted by the landlord restrictions (or the hefty rental fees that are added on for pets). I hope we can get the various property owners, rental agents, and other entities among the rental industry to work towards a collaborative compromise.
Your use of facts, data and examples to show what a difference landlord policies can make in the effort to save more dogs is outstanding!!