Pets drive tenant decisions, yet most screening packages treat animals as an afterthought. A comprehensive pet policy review—paired with breed history checks—separates thorough screening providers from basic ones and justifies premium pricing.
Why Pet Data Matters in Tenant Screening
Pet ownership affects property risk assessment in concrete ways: damage claims, insurance liability, and lease violations tied to undisclosed animals. When you screen only criminal history and credit but miss a tenant's undisclosed pit bull or aggressive breed history, you've left a critical gap. Property managers lose $500–$2,000 annually per property to pet-related damage; some states hold landlords liable for injuries from tenant-owned animals, making breed documentation a legal shield.
What to Include in a Pet Policy Screening Add-On
Build a screening layer that captures:
- Breed identification – Cross-reference tenant-provided pet descriptions against insurance exclusion lists and local breed restrictions
- Prior pet incident history – Pull eviction records mentioning pet damage, noise complaints, or animal control citations tied to the applicant's previous addresses
- Insurance compliance verification – Confirm whether the property's liability policy covers the reported breeds and weight classes
- Pet deposit and fee alignment – Flag tenants whose stated pet count doesn't match the deposit amount they've quoted, signaling potential hidden animals
Most competent screening firms charge $15–$30 extra per application to add full pet history and breed risk assessment. This typically adds 2–3 business days to turnaround time.
Competitive Positioning Around Pet Screening
Offering a dedicated pet policy verification service positions you as thorough in a market where 65% of renters own pets. Differentiate by:
- Partnering with local animal control databases to cross-check breed restrictions in the tenant's target jurisdiction
- Offering breed-specific insurance guidance as a value-add (not legal advice, but informational)
- Packaging pet screening as part of a "comprehensive risk assessment" rather than a standalone add-on—this bundles it psychologically with core screening and increases perceived value
Property managers actively seek vendors who handle these gaps. When you list your screening services on Mercoly, you can highlight pet policy expertise as a specific differentiator that resonates with landlords managing multi-unit properties or high-turnover residential portfolios.
Setting Up Breed History Checks
Start with accessible public records:
- Animal control databases – Most counties maintain searchable records of animal bites, aggressive incidents, and breed-specific violations. Integrate API access or manual lookup protocols into your workflow.
- Prior eviction documents – Court records often specify pet-related eviction grounds. A $25–$50 court records search per applicant typically uncovers these.
- Insurance company exclusion lists – Maintain updated breed restriction lists from major carriers (State Farm, Allstate, Liberty Mutual) that underwrite rental properties.
- Veterinary history checks – With consent, vet records can confirm health status and any behavioral incident notes, though this requires explicit applicant authorization.
Pricing and Packaging Strategy
A tiered approach works well:
| Tier | Includes | Price | |------|----------|-------| | Standard | Breed type, weight, photo documentation | +$15 per app | | Enhanced | Standard + animal control history + insurance compliance | +$30 per app | | Premium | Enhanced + vet record authorization + local ordinance research | +$50 per app |
Most property managers buy Enhanced for 40–60% of applicants (those reporting pets) and Premium for high-risk or multi-pet households. Annual contracts offering 50+ screenings per month typically see 20–30% uptake on pet add-ons.
Common Landmines to Avoid
Don't screen based on species alone—fair housing laws in many jurisdictions prohibit blanket pet bans. Screen behavior and history, not dog breed classifications, as defense against liability claims. Document everything: store breed identification photos, incident summaries, and insurance notes in your screening reports.
Frequently Asked Questions
Q: Can I legally reject an applicant based on breed alone? No—most jurisdictions prohibit breed-specific denials under fair housing law. Screen for documented aggressive incidents or insurance exclusions instead, which apply to all applicants equally.
Q: How long does a full pet history check add to turnaround time? A standard check adds 1–2 days; full animal control + veterinary authorization can reach 3–5 days, so quote realistic timelines upfront.
Q: What documentation should I keep from pet screening? Retain breed photos, animal control incident summaries, insurance policy excerpts, and applicant consent forms for at least 3 years to defend any denial decisions.
Start packaging pet screening as a standalone service offering today—it's an immediate revenue lever with proven demand.