Pet Policies & Liability in Multifamily: Key Takeaways from Paws & Policy

Paws & Policy: How Multifamily Communities Can Keep Pets and People Safe

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With Pets on the Rise, So Is the Risk

Did you know Gen Z and millennials own nearly 50% of all pets in the U.S.? Coincidentally, Gen Z and millennials are the majority of multifamily renters as well. The end result is a surge in furry residents, and with that comes risk, most notably from dog bite claims.

Cloudastructure’s recent Paws & Policy webinar, hosted by Jen Free and featuring experts CPM Victoria Cowart (PetScreening) and attorney Amanda Podlucky (Cobb & Gonzalez), tackled these pressing issues head-on. Here are the top takeaways.

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1. Emotional Support Animals (ESAs) and Service Animals Are NOT Pets

Fair Housing laws require properties to treat assistance animals differently:

• Service animals: Can’t be charged pet rent or denied due to breed or weight. You cannot ask for documentation. You can however ask if the dog has a history of biting, according to the courts, to protect your residents and property from risk.
  
  
• Support animals: Support animals are slightly different. You can require verification with four HUD-approved criteria. Fraudulent certifications like $50 “ESA” registries are not valid.

In short, properties must have two separate SOPs for handling pets vs. assistance animals.

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2. Dog Bites Are on the Rise in Liability Claims

Victoria Cowart discussed how dog bites rose nearly 19% in 2024, with over 4.7 million incidents annually—800,000 requiring medical care. And yes, property owners get sued—even when tenants own the dog. She strongly recommends that property managers ask prospective residents whether their dog has a history of biting and document the answer. 

Attorney Amanda Podlucky recommends:

• Including clear indemnification language in lease agreements.
  
  
• Requiring renter’s insurance with proof that the dog is disclosed.
  
  
• Meticulously documenting vaccination records, breed, behavior issues, and pet addenda.
  
  

But these recommendations do not work unless they’re rigorously employed.  “Never walk into court with a pet policy you failed to enforce,” Amanda warned. “That’s not going to end well.” 

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3. Dealing with Pet Complaints 

According to PetScreening's data:

• 28% of pet-friendly units experience pet-related damage—averaging $592 per incident.
  
  
• The top resident complaints include barking dogs and neighbors not cleaning up after their pets.
  
  

These complaints lead to friction, task maintenance, and can impact resident satisfaction without an SOP. Having clear, consistently enforced policies on leash use, waste cleanup, and nuisance behavior is critical to protecting both your property and community harmony.

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3. Documentation Is Everything

From pet screening to post-incident footage, documentation protects you:

• Ask every resident: “Has your pet ever bitten anyone?”
  
  
• Keep vet records with breed, weight, and vaccination details.
  
  
• Use platforms like PetScreening to track support animal verification and FIDO scores.
  
  
• Require tenants—even non-pet owners—to acknowledge no pet sitting, no fostering without written prior approval.
• Consider leasing policies that require spaying and neutering age-appropriate dogs as they are less likely to bite.

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‍ 4. Surveillance Can Help

“Pets are the new kids,” Victoria Cowart quipped. And with that kind of vested emotional stake, issues about pets can blur the objectivity of their owners.  That’s why AI-powered surveillance is the best witness when it comes to bark park drama. It’s also a handy tool to solve “poopetrator” problems.

With AI Surveillance, property managers can:

• Instantly search video for “dog” or “pet” activity.
• Capture leash violations or attacks in common areas.
• Create playlists to document pet  clashes or owner behavior 
• Share lease violations with residents at the click of a button.

It’s no longer your word against theirs. It’s video verified.

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 5. Pro Tips for Safer Pet-Friendly Communities

Victoria Cowart shared these practical strategies:

• Standardize your approval process for pets, even visiting ones.
  
  
• Require all dogs to be leashed regardless of local “voice control” laws.
  
  
• Respond promptly to signs of aggression—and document your response.
  
  
• If ESA dogs are aggressive, explore behavioral remedies like muzzling with the owner.
  
  

And remember: Don’t create rules you won’t enforce. In court, inconsistent enforcement can be more damaging than having no policy at all.

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Final Word

With the enormous growth of pets in multifamily communities, property managers can’t afford to get pet policies wrong. The stakes are high—legally, financially, and emotionally.

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Want to watch the whole Paws and Policy webinar?

Good idea. You can find the recording here. Want to learn more about the many liability issues Cloudastructure helps to solve? Book a call with us today. And take a *paws* on risk. 

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