CategoriesLegal & Compliance
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Pet Policies: A Practical Guide for Plano Rental Homes

For many “accidental landlords” in Plano, the question of whether to allow pets is one of the most stressful decisions of property management. You likely remember the effort you put into maintaining your home’s flooring and yard, and the thought of a tenant’s pet causing damage can be daunting.

However, in the North Texas market, a “No Pets” policy can significantly shrink your pool of qualified applicants. With Plano’s high concentration of families and outdoor enthusiasts, over 70% of renters own at least one pet. This guide provides a balanced, practical approach to managing pets while protecting your investment.

1. The Market Reality: Why “Pet-Friendly” Pays

Strictly prohibiting pets often leads to longer vacancies and a lower rental price. In contrast, being “pet-friendly” offers several advantages for a single-family home owner:

  • Larger Applicant Pool: You’ll attract more interest, allowing you to be more selective with your tenant screening.
  • Higher Retention: Tenants with pets tend to stay longer because finding another pet-friendly rental in Plano can be challenging.
  • Increased Revenue: You can legally charge pet-related fees (excluding assistance animals) to offset potential wear and tear.

2. Managing Risk with Fees and Deposits

In Texas, you have several options for financial protection. Most Plano landlords use a combination of the following:

  • Pet Deposit: An additional refundable deposit (e.g., $300–$500) held specifically for pet-related damages.
  • Pet Fee: A non-refundable fee (e.g., $250–$300) paid at move-in. This is often used for specialized cleaning or deodorizing after the tenant moves out.
  • Pet Rent: A monthly “convenience fee” (e.g., $25–$50 per pet) added to the base rent.

Crucial Distinction: Under the Fair Housing Act, Service Animals and Emotional Support Animals (ESAs) are not considered “pets.” You cannot charge pet deposits, fees, or rent for these animals, regardless of your standard policy.

3. Setting Clear Boundaries (The Pet Addendum)

Never rely on a verbal agreement. Your lease must include a formal Pet Addendum that specifies the exact animal(s) authorized to be on the premises. A strong addendum should include:

  • Identification: Name, breed, weight, and a photo of the pet.
  • Behavior Standards: Clauses regarding excessive barking, aggressive behavior, and the tenant’s absolute responsibility to pick up pet waste immediately.
  • Liability: A statement that the tenant is 100% liable for any injury or damage caused by the pet.
  • Inspection Rights: The right for the landlord to inspect the property (with proper notice) if there is a suspected pet-related lease violation.

4. Smart Screening for Furry Residents

Just as you screen your human tenants, you should “screen” their pets. Ask for:

  1. Vet Records: Proof of up-to-date vaccinations and flea/tick prevention.
  2. References: Ask previous landlords if the pet caused damage or noise complaints.
  3. Local Ordinances: Ensure the tenant is aware of Plano’s leash laws and “pooper scooper” ordinances (Plano City Code Sec. 4-45), which require owners to remove animal excrement from public and private property.

5. Protecting Your Property Physically

Beyond the lease, you can take physical steps to mitigate pet damage:

  • High-Durability Flooring: If you are replacing floors, consider luxury vinyl plank (LVP) instead of carpet. It’s nearly scratch-proof and water-resistant.
  • Landscape Choice: Avoid delicate plants in high-traffic areas of the yard where a dog might run.
  • Semi-Annual Inspections: Conduct a quick walk-through every six months to check for signs of scratching, chewing, or unaddressed waste in the yard.

By adopting a “Yes, but…” approach—allowing pets with the right safeguards—the accidental landlord in Plano can minimize vacancy while ensuring their home remains in excellent condition for years to come.

CategoriesLegal & Compliance
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A North Texas Landlord’s Guide to Move-In Inspections in Plano

For the “accidental landlord” in Plano, the move-in inspection is the single most important event for protecting your property’s value and your legal rights. In Texas, the burden of proof regarding property damage lies squarely on the landlord. Without a meticulous move-in record, you essentially forfeit your right to deduct for damages from a security deposit when the tenant eventually moves out.

In a competitive market like Plano, where single-family homes often command premium rents, setting a professional tone at the start of the tenancy is vital. Here is how to execute a move-in inspection that stands up in a Collin County court.

1. The Strategy: Two Different Perspectives

A successful move-in process actually involves two distinct layers of documentation.

  • The Landlord’s Master File: You should conduct your own thorough inspection before the tenant receives the keys. This is when you take your high-resolution “marketing” style photos and ensure every appliance is humming and every lightbulb is bright.
  • The Tenant’s Inventory & Condition Form: Per the Texas Property Code, the tenant should be provided with a form to document their own findings. Most Plano landlords give the tenant 7 days after move-in to return this signed form.

2. The Golden Rule: Use a “Condition, Not Just Description” Approach

The most common mistake accidental landlords make is using vague terms. Writing “Kitchen: Good” is useless in a dispute.

  • Be Specific: Instead of “Good,” use specific descriptive words. “Kitchen: All appliances clean, no scratches on granite, tile grout intact, no leaks under sink.”
  • Document the “Small” Things: In Plano’s suburban homes, it’s often the small details that become points of contention later:
    • Window Screens: Note if they are all present and free of tears.
    • Door Stops: Ensure they are installed to prevent wall damage.
    • Blinds: Check that every slat is present and the wand/strings work.
    • Drip Pans: Note if the stove drip pans are brand new.

3. Visual Evidence: The Power of 100 Photos

In 2025, there is no excuse for a lack of visual evidence. A move-in inspection for a standard 3-bedroom Plano home should include at least 75 to 100 time-stamped photos.

  • Wide Angle vs. Detail: Take a wide-angle shot of every room, then zoom in on specific high-wear areas: the inside of the oven, the bottom of the bathtub, the flooring near the entryways, and the condition of the fence in the backyard.
  • The “Penny Test”: If there is a pre-existing scratch on a hardwood floor or a chip in a countertop, place a penny or a ruler next to it in the photo to show the exact scale of the damage.
  • Video Walkthrough: A 5-minute continuous video walkthrough of the property, narrated by you (e.g., “Testing the dishwasher now, no leaks detected”), is a powerful piece of evidence that is hard for a tenant to dispute later.

4. Testing Functional Systems

A move-in inspection isn’t just a visual check; it’s a functional audit. In North Texas, the HVAC system and foundation are your biggest risks.

ItemWhat to TestWhy It Matters
HVACRun the AC/Heat & check the filter date.Prevents “it didn’t work when I moved in” claims.
PlumbingFlush all toilets & run all faucets for 2 mins.Checks for slow drains or hidden leaks under cabinets.
AppliancesTurn on every burner & run a short cycle on the dishwasher.Verifies functional status at the start of the lease.
FoundationCheck for interior door sticking or large corner cracks.Crucial for Plano homes built on shifting clay soil.

5. Managing the “Post-Inspection” List

Sometimes, the tenant’s inspection reveals something you missed (e.g., a “jiggly” doorknob or a window that won’t lock).

  • Repair vs. Record: You are not necessarily required to fix every cosmetic flaw the tenant finds, but you must record it so they aren’t charged for it later. However, anything related to safety or security (locks, smoke detectors, exterior lighting) should be repaired immediately.
  • The Final Signature: Once the form is returned, both you and the tenant should sign it. This becomes the “North Star” for the security deposit accounting 12 to 24 months down the line.

By being clinical, thorough, and visual during the move-in inspection, you protect your Plano investment and provide your tenant with the peace of mind that they will be treated fairly when their lease ends.