will our homeowners insur cover renters dogs?

Question

renters have 2 nice pit bulls, that will be on a lease when outside at all times, can we have them sign something to cover our butts i case there is a problem?

Answer 1

HOMEOWNERS insurance covers an owner occupied house, used as a dwelling. If you're RENTING this to someone, then no, it's NOT going to cover ANYTHING! You could have a big issue come claims time, if ANYTHING happens.

Issue 2: Does LANDLORD'S LIABILITY cover you, if the tenant's dogs bite someone? Maybe, maybe not. Depends on whether or not you disclosed the dogs on the application. Likely they'd cover you ONCE, and then you'll be uninsurable. Not just for this location, but for ANY location.

You cannot have the tenant sign something to "absolve" you of your liability - that's against public interest. If you allow the dogs there, you WILL get a lawsuit if they bite someone, and it WILL be a big judgement (picture this in court, cute little 5 year old girl with permanant scar on her face, vs. money-sucking landlord that let tenants bring dangerous dogs for the sake of the rental cash - what do YOU think a jury is going to rule?).

You have two things you can do: 1. have the tenants sign a lease agreeeing that there will be NO DOGS. and 2. have the tenants take out a renters policy, so if they DO have dogs, someone else has to pay the first $100,000 - which might get you off the hook, unless the dogs kill someone.

Answer 2

I would seriously investisgate a Landlords Policy. When covering my renters I researched A LOT and Allstate was by far the best (the beat everyone by half.)

My policy is about $400 a year. And covers everything from renters tearing up the place to renters not making payment.

Answer 3

I am a renter with 2 pits, and my landlord made me take out a renters insurance policy in case of any incident. It's relatively cheap (less than $20 a month), it covers dog bites, and as an added bonus, all of our belongings are covered in the event of burglary, flood, or fire. Everyone wins :o)

Answer 4

You need to require your renter to take out renters insurance. And, it is immortal to keep a dog on a lease all the time. It is now illegal to do that in Los Angeles and in many other places. Dogs need freedom to run around. Just put a fence around the property.

Answer 5

The mauling of your dog did not happen on your property, it happened on some one Else's. So why should your home owners insurance pay for it if they do? This happened at a friend of your dd(what ever that means) so they should be liable for the vet bill. Did you ask them to pay bill? What have they said about it? Renters don't cover dog mauling other dogs.

Answer 6

You need to check your specific policy. Some allow a rider for these kinds of dogs (pits, dobies, german shepards, rotties, etc.) - in which case, your renter should pick up some of the extra cost. Some plans DO NOT cover these kinds of dogs - and can refuse to keep you as a policyholder. You need to know your specific policy.

Answer 7

You can take out renters insurance, some policies will cover dogs and bites. There is a good article on renters insurance (there are different kinds) at www.yourpropertypath.com.

However, these animals are aggressive and if they hurt someone NOTHING will protect you from lawsuits or even criminal charges.

Answer 8

I own a number of homes that are rented out and have been doing this for about 9 years now. As the landlord, you get to write the contract. If they fail to accept the contract then they get to live somewhere else.

Bottom line: Put it in writing! They can sign or pack, their choice.

I can show you how to protect yourself legally if you want. Even if someone decided to sue (the landowner) you they would essentially have zero recourse even if a judge and jury found you at fault because of this legal maneuver. It's perfectly legal and, once you find out about it, you'll see how it applies to many other things to protect you from people who get lawsuit happy.

Answer 9

I've written articles on dogs and insurance for rental properties on my blog. Please check it out before signing a lease. Also, make sure your properties are covered properly and you've read the policies.

My advise as a landlord:DON'T DO IT!!

Answer 10

You are asking for a lawsuit if these dogs get out of control and cause harm and/or damage. Check with your insurer concerning the situation. If they agree to cover any liability for these animals, insure that you get this in writing.