Pet Policy

The purpose of this policy is to establish clear guidelines for ownership of pets and to ensure that no applicant or resident is discriminated against regarding admission or continued occupancy because of ownership of pets. It also establishes reasonable rules governing the keeping of common household pets.

EXCLUSIONS:
Animals that are used to assist persons with disabilities are excluded from the Pet Policy. Assistive animals are allowed in all public housing facilities with no restrictions other than those imposed on tenants to maintain their units and associated facilities in a decent, safe, and sanitary manner and to refrain from disturbing their neighbors. See "Housing Authority of Danville Service/Assistance Animal Policy".

Pets must be registered with HAD before they are brought onto the premises.
Registration includes documentation signed by a licensed veterinarian or state/local authority that the pet has received all inoculations required by state or local law, and that the pet has no communicable disease(s) and is pest-free. The registration must be renewed annually and will be coordinated with the annual reexamination date.

Pets will not be approved to reside in a unit until completion of the registration requirements.

HAD will refuse to register a pet if:

The pet is not a Common household pet. Common household pet means a domesticated animal, such as a dog, cat, bird, or fish that is traditionally recognized as a companion animal and is kept in the home for pleasure rather than commercial purposes.
The following animals are not considered common household pets:
- Reptiles
- Rodents
- Insects
- Arachnids
- Wild animals or feral animals
- Pot-bellied pigs
- Animals used for commercial breeding
Keeping the pet would violate any pet restrictions listed in this policy.
The pet owner fails to provide complete pet registration information or fails to update the registration annually.
The applicant has previously been charged with animal cruelty under state or local law; or has been evicted, had to relinquish a pet, or been prohibited from future pet ownership due to pet rule violations or a court order.
The PHA reasonably determines that the pet owner is unable to keep the pet in compliance with the pet rules and other lease obligations. The pet's temperament and behavior may be considered as a factor in determining the pet owner's ability to comply with provisions of the lease.

If HAD refuses to register a pet, a written notification will be sent to the pet owner within 15 business days of HAD's decision. The notice will state the reason for refusing to register the pet and will inform the family of their right to appeal the decision in accordance with HAD's grievance procedures.

The following animals are not permitted:

Any animal whose adult weight will exceed 20 pounds.
Dogs of the pit bull, rottweiler, chow, or boxer breeds
Ferrets or other animals whose natural protective mechanisms pose a risk to small children of serious bites or lacerations.
Any animal not permitted under state or local law or code.

Residents may own a maximum of two (2) pets, only one (1) of which may be a dog. In the case of fish, residents may keep no more than can be maintained in a safe and healthy manner in a tank holding up to 10 gallons. Such a tank or aquarium will be counted as one (I) pet.

Dogs and cats must be spayed or neutered at the time of registration or, in the case of underage animals, within 30 days of the pet reaching 6 months of age. Exceptions may be made upon veterinary certification that subjecting this pet to the procedure would be temporarily or permanently medically unsafe or unnecessary.

Pets must be licensed in accordance with state or local law. Residents must provide proof of licensing at the time of registration and annually, in conjunction with the resident's annual reexamination.

Resident must pay a refundable one-hundred-fifty dollars ($150.00) pet deposit. The deposit must be paid before the pet is brought on the premises. The housing authority will refund the pet deposit to the resident, less costs of any damages caused by the pet to the dwelling unit, within 30 days of tenants move-out or removal of the pet from the unit.

The resident will be billed for any amount that exceeds the pet deposit. HAD will provide the resident with a written list of any charges against the pet deposit within IO business days of the move-out inspection. If the resident disagrees with the amount charged to the pet deposit, HAD will provide a meeting to discuss the charges.

Resident must pay a $10 monthly non-refundable nominal pet fee. This fee is intended to cover the reasonable operating costs to the project relating to the presence of pets. Reasonable operating costs to the project relating to the presence of pets include, but are not limited to:

Landscaping costs
Pest control costs
Insurance costs
Clean-up costs

The pet fee of $10.00 will be billed on a monthly basis, and payment will be due 14 calendar days after billing.-Charges for the non-refundable pet fee are not part of rent payable by the resident.

PET RULES

Residents must responsibly maintain pets in accordance with HAD policies, and in compliance with applicable state and local public health, animal control, and animal cruelty laws and regulations.

Pets must be maintained within the resident's unit. When outside of the unit (within the building or on the grounds) dogs and cats must be kept on a leash or carried. They must be under the control of the resident or other responsible individual at all times.

Pets other than dogs or cats must be kept in a cage or carrier when outside of the unit. Pets are not permitted in common areas including lobbies, community rooms and laundry areas except for those common areas which are entrances to and exits from the building. Pet owners are not permitted to exercise pets or permit pets to deposit waste on project premises outside of the areas designated for such purposes.

Resident is responsible for the removal of pet waste. Waste must be sealed in plastic bag and disposed of it in a container provided by HAD. The resident shall take adequate precautions to eliminate any pet odors within or around the unit and to maintain the unit in a sanitary condition at all times.

Resident must promptly dispose of waste from litter boxes and shall not flush litter in toilets. Litter boxes must be maintained in a sanitary manner and kept inside the resident's dwelling unit.

Resident shall not alter their unit. This includes alterations to unit, patio, premises, or common areas to create an enclosure for any animal. HAD prohibits the installation of pet doors.

Resident must control the noise of pets. Noise should not constitute a nuisance to other residents or interrupt their peaceful enjoyment of their housing unit or premises. This includes, but is not limited to loud or continuous barking, howling, whining, biting, scratching, chirping, or other such activities.

Resident must provide adequate care for pet. Care includes nutrition, exercise, and medical attention for his/her pet and is responsible for appropriate training and care for pet to ensure that the pet is not a nuisance or danger to other residents and does not damage HAD property.

No animals may be tethered or chained inside or outside the dwelling unit at any time.

Resident will be required to designate a responsible party. The responsible party will care for the pet if the health or safety of the pet is threatened by the death or incapacity of the pet owner, or by other factors that render the pet owner unable to care for the pet.

A resident who cares for another resident's pet must notify HAD and sign a statement that they agree to abide by all of the pet rules.

Pets that are not owned by a resident are not allowed on the premises. Residents are prohibited from feeding or harboring stray animals.

Resident must correct pet violations within 10 business days. All complaints of cruelty and all dog bites will be referred to animal control or an applicable agency for investigation and enforcement. Failure to correct violation may result in initiation of procedures to remove the pet and termination of resident's tenancy.

Resident is responsible for all pet related cost for pet being placed in a shelter facility if deemed necessary by HAD. If the pet is removed as a result of any aggressive act on the part of the pet, the pet will not be allowed back on the premises.

All reasonable expenses incurred by HAD as a result of damages directly attributable to the presence of the pet in the project is the responsibility of the resident, including:

The cost of repairs and replacements to the resident's dwelling unit
Fumigation of the dwelling unit
Repairs to common areas of the project

The expense of flea elimination is the responsibility of the resident. If the resident is in occupancy when such costs occur. Pet deposits will not be applied to the costs of pet-related damages during occupancy. Charges for pet-related damage are not part of rent payable by the resident.

Resident will be charged for pet waste removal. Residents who fail to remove pet waste in accordance with this policy will be charged a separate $10 per occurrence for pet waste removal. The charge will be due and payable 14 calendar days after billing. Charges for pet waste removal are not part of rent payable by the resident.

Pet Policy

Part I. Assistance Animals

[Section 504; Fair Housing Act (42 U.S.C.); 24 CFR 5.303; 24 CFR 960.705; Notice FHEO 2020-01]

10-I.B. APPROVAL OF ASSISTANCE ANIMALS [Notice FHEO 2020-01]

Service Animals

PHA Policy
- For an animal to be excluded from the pet policy and be considered a service animal, it must be a trained dog, and there must be a person with disabilities in the household who requires the dog's services.
- For an animal to be excluded from the pet policy and be considered a support animal, there must be a person with disabilities in the household, there must be a disability-related need for the animal, and the family must request and the PHA approve a reasonable accommodation in accordance with the criteria outlined in Notice FHEO 2020-01 and the policies contained in Chapter 2.

10-I.C. CARE AND HANDLING

PHA Policy
- Residents are responsible for feeding, maintaining, providing veterinary care, and controlling their assistance animals. A resident may do this on his or her own or with the assistance of family, friends, volunteers, or service providers.
- Residents must care for assistance animals in a manner that complies with state and local laws, including anti-cruelty laws.
- Residents must ensure that assistance animals do not pose a direct threat to the health or safety of others, or cause substantial physical damage to the development, dwelling unit, or property of other residents.
- When a resident's care or handling of an assistance animal violates these policies, the PHA will consider whether the violation could be reduced or eliminated by a reasonable accommodation. If the PHA determines that no such accommodation can be made, the PHA may withdraw the approval of a particular assistance animal.

Part II. Pet Policies for all Developments

10-II.B. Management Approval of Pets

Registration of Pets

Pets must be registered with the PHA before they are brought onto the premises.
Registration includes documentation signed by a licensed veterinarian or state/local authority that the pet has received all inoculations required by state or local law, and that the pet has no communicable disease(s) and is pest-free. This registration must be renewed annually and will be coordinated with the annual reexamination date.
Pets will not be approved to reside in a unit until completion of the registration requirements.

Refusal to Register Pets

PHA Policy
- the PHA will refused to register a pet it:
  - The pet is not a common household pet as defined in Section 10-II.C. below
  - Keeping the pet would violate any pet restrictions listed in this policy
  - The pet owner fails to provide complete pet registration information, or fails to update the registration annually
  - The applicant has previously been charged with animal cruelty under state or local law; or has been evicted, had to relinquish a pet or been prohibited from future pet ownership due to pet rule violations or a court order
  - The PHA reasonably determines that the pet owner is unable to keep the pet in compliance with the pet rules and other lease obligations. The pet's temperament and behavior may be considered as a factor in determining the pet owner's ability to comply with provisions of the lease.
If the PHA refuses to register a pet, a written notification will be sent to the pet owner within 10 business days of the PHA's decision. The notice will state the reason for refusing to register the pet and will inform the family of their right to appeal the decision in accordance with the PHA's grievance procedures.

Pet Agreement

PHA Policy
- Residents who have been approved to have a pet must enter into a pet agreement with the PHA, or the approval of the pet will be withdrawn.
- The pet agreement is the resident's certification that he or she has received a copy of the PHA's pet policy and applicable house rules, that he or she has read the policies and/or rules, understands them, and agrees to comply with them.
- The resident further certifies by signing the pet agreement that he or she understands that noncompliance with the PHA's pet policy and applicable house rules may result in the withdrawal of PHA approval of the pet or termination of tenancy.

10-II.C Standards for Pets [24 CFR 5.318; 960.707(b)]

PHA Policy
- Common household pet means a domesticated animal, such as a dog, cat, bird, or fish that is traditionally recognized as a companion animal and is kept in the home for pleasure rather than commercial purposes.
- The following animals are not considered common household pets:
  - Reptiles
  - Rodents
  - Insects
  - Arachnids
  - Wild animals or feral animals
  - Pot-bellied pigs
  - Animals used for commercial breeding
  - Chickens and Ducks

Pet Restrictions

PHA Policy
- The following animals are not permitted:
  - Any animal whose adult weight will exceed 50 pounds
  - Dogs of the pit bull, rottweiler, chow, or boxer breeds
  - Ferrets or other animals whose natural protective mechanisms pose a risk to small children of serious bites or lacerations
  - Any animal not permitted under state or local law or code

Number of Pets

PHA Policy
- Residents may own a maximum of 2 pets, only 1 of which may be a dog.
- In the case of fish, residents may keep no more than can be maintained in a safe and healthy manner in a tank holding up to 10 gallons. Such a tank or aquarium will be counted as 1 pet.

Other Requirements

PHA Policy
- Dogs and cats must be spayed or neutered at the time of registration or, in the case of underage animals, within 30 days of the pet reaching 6 months of age. Exceptions may be made upon veterinary certification that subjecting this particular pet to the procedure would be temporarily or permanently medically unsafe or unnecessary.
- Pets must be licensed in accordance with state or local law. Residents must provide proof of licensing at the time of registration and annually, in conjunction with the resident's annual reexamination.

10-II.D. Pet Rules
Pet Area Restrictions

PHA Policy
- Pets must be maintained within the resident's unit. When outside of the unit (within the building or on the grounds) dogs and cats must be kept on a leash or carried. They must be under the control of the resident or other responsible individual at all times
- Pets other than dogs or cats must be kept in a cage or carrier when outside of the unit.
- Pets are not permitted in common areas including lobbies, community rooms and laundry areas except for those common areas which are entrances to and exits from the building.
- Pet owners are not permitted to exercise pets or permit pets to deposit waste on project premises outside of the areas designated for such purposes.

Designated Pet/ No-Pet Areas

PHA Policy
- With the exception of common areas as described in the previous policy, the PHA has not designated any buildings, floors of buildings, or sections of buildings as no-pet areas. In addition, the PHA has not designated any buildings, floors of buildings, or sections of buildings for residency of pet-owning tenants.

Cleanliness

PHA Policy
- The pet owner shall be responsible for the removal of waste from the exercise area by placing it in a sealed plastic bag and disposing of it in a container provided by the PHA.
- The pet owner shall take adequate precautions to eliminate any pet odors within or around the unit and to maintain the unit in a sanitary condition at all times.
- Litter Box Requirements
  - Pet owners must promptly dispose of waste from litter boxes and must maintain litter boxes in a sanitary manner.
  - Litter shall not be disposed of by being flushed through a toilet.
  - Litter boxes shall be kept inside the resident's dwelling unit.

Alterations to Unit

PHA Policy
- Pet owners shall not alter their unit, patio, premises or common areas to create an enclosure for any animal.
- Installation of pet doors is prohibited.

Noise

PHA Policy
- Pet owners must agree to control the noise of pets so that such noise does not constitute a nuisance to other residents or interrupt their peaceful enjoyment of their housing unit or premises. This includes, but is not limited to loud or continuous barking, howling, whining, biting, scratching, chirping, or other such activities.

Pet Care

PHA Policy
- Each pet owner shall be responsible for adequate care, nutrition, exercise and medical attention for his/her pet.
- Each pet owner shall be responsible for appropriately training and caring for his/her pet to ensure that the pet is not a nuisance or danger to other residents and does not damage PHA property.
- No animals may be tethered or chained inside or outside the dwelling unit at any time.

Responsible Parties

PHA Policy
- The pet owner will be required to designate two responsible parties for the care of the pet if the health or safety of the pet is threatened by the death or incapacity of the pet owner, or by other factors that render the pet owner unable to care for the pet.
- A resident who cares for another resident's pet must notify the PHA and sign a statement that they agree to abide by all of the pet rules.

Pets Temporarily on the Premises

PHA Policy
- Pets that are not owned by a tenant are not allowed on the premises. Residents are prohibited from feeding or harboring stray animals.
- This rule does not apply to visiting pet programs sponsored by a humane society or other non-profit organizations, and approved by the PHA.

Pet Rule Violations

PHA Policy
- All complaints of cruelty and all dog bites will be referred to animal control or an applicable agency for investigation and enforcement.
- If a determination is made on objective facts supported by written statements, that a resident/pet owner has violated the pet rules, written notice will be served.
- The notice will contain a brief statement of the factual basis for the determination and the pet rule(s) that were violated. The notice will also state:
  - That the pet owner has 10 business days from the effective date of the service of notice to correct the violation or make written request for a meeting to discuss the violation
  - That the pet owner is entitled to be accompanied by another person of his or her choice at the meeting
  - That the pet owner's failure to correct the violation, request a meeting, or appear at a requested meeting may result in initiation of procedures to remove the pet, or to terminate the pet owner's tenancy

Notice for Pet Removal

PHA Policy
- If the pet owner and the PHA are unable to resolve the violation at the meeting or the pet owner fails to correct the violation in the time period allotted by the PHA, the PHA may serve notice to remove the pet.
- The notice will contain:
  - A brief statement of the factual basis for the PHA's determination of the pet rule that has been violated
  - The requirement that the resident /pet owner must remove the pet within 30 calendar days of the notice
  - A statement that failure to remove the pet may result in the initiation of termination of tenancy procedures

Pet Removal

PHA Policy
- If the death or incapacity of the pet owner threatens the health or safety of the pet, or other factors occur that render the owner unable to care for the pet, the situation will be reported to the responsible party designated by the pet owner.
- If the responsible party is unwilling or unable to care for the pet, or if the PHA after reasonable efforts cannot contact the responsible party, the PHA may contact the appropriate state or local agency and request the removal of the pet.

Termination of Tenancy

PHA Policy
- The PHA may initiate procedures for termination of tenancy based on a pet rule violation if:
  - The pet owner has failed to remove the pet or correct a pet rule violation within the time period specified
  - The pet rule violation is sufficient to begin procedures to terminate tenancy under terms of the lease

Emergencies

PHA Policy
- The PHA will take all necessary steps to ensure that pets that become vicious, display symptoms of severe illness, or demonstrate behavior that constitutes an immediate threat to the health or safety of others, are immediately removed from the premises by referring the situation to the appropriate state or local entity authorized to remove such animals.
- If it is necessary for the PHA to place the pet in a shelter facility, the cost will be the responsibility of the pet owner.
- If the pet is removed as a result of any aggressive act on the part of the pet, the pet will not be allowed back on the premises.

Part III: Pet Deposits and Fees in Elderly/Disabled Developments

10-II.B. Pet Deposits
Payment of Deposit

PHA Policy
- Pet owners are required to pay a pet deposit in addition to any other required deposits. The amount of the deposit is $100.00, and must be paid in full before the pet is brought on the premises.

Refund of Deposit [24 CFR 5.318(d)(1)]

PHA Policy
- The PHA will refund the pet deposit to the resident, less the costs of any damages caused by the pet to the dwelling unit, within 30 days of move-out or removal of the pet from the unit.
- The resident will be billed for any amount that exceeds the pet deposit.
- The PHA will provide the resident with a written list of any charges against the pet deposit within 20 business days of the move-out inspection. If the resident disagrees with the amount charged to the pet deposit, the PHA will provide a meeting to discuss the charges.

10-III.C. Other Charges

Pet- Related Damages During Occupancy

PHA Policy
- All reasonable expenses incurred by the PHA as a result of damages directly attributable to the presence of the pet in the project will be the responsibility of the resident, including:
  - The cost of repairs and replacements to the resident's dwelling unit
  - Fumigation of the dwelling unit
  - Repairs to common areas of the project
- The expense of flea elimination shall also be the responsibility of the resident.
- If the resident is in occupancy when such costs occur, the resident shall be billed for such costs in accordance with the policies in Section 8-I.G, Maintenance and Damage Charges. Pet deposits will not be applied to the costs of pet-related damages during occupancy.
- Charges for pet-related damage are not part of rent payable by the resident.

Pet Waste Removal Charge

PHA Policy
- A separate pet waste removal charge of $20.00 per occurrence will be assessed against pet owners who fail to remove pet waste in accordance with this policy.
- Notices of pet waste removal charges will be in accordance with requirements regarding notices of adverse action. Charges are due and payable 14 calendar days after billing. If the family requests a grievance hearing within the required timeframe, the PHA may not take action for nonpayment of the charge until the conclusion of the grievance process.
- Charges for pet waste removal are not part of rent payable by the resident.

Part IV: Pet Deposits and Fees in General Occupancy Developments

10.IV.B. Pet Deposits
Payment of Deposit

PHA Policy
- Pet owners are required to pay a pet deposit of $100 in addition to any other required deposits. The deposit must be paid in full before the pet is brought on the premises.
  The pet deposit is not part of rent payable by the resident.

Refund of Deposit

PHA Policy
- The PHA will refund the pet deposit to the resident, less the costs of any damages caused by the pet to the dwelling unit, within 30 days of move-out or removal of the pet from the unit.
- The resident will be billed for any amount that exceeds the pet deposit.
- The PHA will provide the resident with a written list of any charges against the pet deposit within 20 business days of the move-out inspection. If the resident disagrees with the amount charged to the pet deposit, the PHA will provide a meeting to discuss the charges.

10.IV.C Non-Refundable Nominal Pet Fee

PHA Policy
- The PHA requires pet owners to pay a non-refundable nominal pet fee.
- This fee is intended to cover the reasonable operating costs to the project relating to the presence of pets. Reasonable operating costs to the project relating to the presence of pets include, but are not limited to:
  - Landscaping costs
  - Pest control costs
  - Insurance costs
  - Clean-up costs
- The pet fee of $100.00 must be paid in full before bringing your pet on the premises.
- Charges for the non-refundable pet fee are not part of rent payable by the resident.

10-IV.D. Other Charges
Pet Related Damages During Occupancy

PHA Policy
- All reasonable expenses incurred by the PHA as a result of damages directly attributable to the presence of the pet in the project will be the responsibility of the resident, including:
  - The cost of repairs and replacements to the resident's dwelling unit
  - Fumigation of the dwelling unit
  - Repairs to common areas of the project
- The expense of flea elimination shall also be the responsibility of the resident.
- If the resident is in occupancy when such costs occur, the resident shall be billed for such costs in accordance with the policies in Section 8-I.G, Maintenance and Damage Charges. Pet deposits will not be applied to the costs of pet-related damages during occupancy.
- Charges for pet-related damage are not part of rent payable by the resident

Pet Waste Removal Charge

PHA Policy
- A separate pet waste removal charge of $20.00 per occurrence will be assessed against pet owners who fail to remove pet waste in accordance with this policy.
- Such charges will be due and payable 14 calendar days after billing.
- Charges for pet waste removal are not part of rent payable by the resident.