Pet Policy

Note: Each property owner is allowed to set their pet policy. Though most PMI James River properties allow pets, please see the property listing to determine if the home you’re interested in allows pets.

  • All pets must be properly licensed, have shots required by statute, and be spayed or neutered if applicable. Please be prepared to show documentation.
  • Exotic animals and dog breeds that may pose a threat to people or properties may be prohibited or require additional insurance.
  • Pet/animal must be appropriate for the environment. Many properties have pet/animal type, number, and size restrictions.
  • Be prepared to provide a picture of your pet.
  • Pet fees will be charged for each pet depending on owner policies and the potential threat the pet may pose to the property.

PMI James River’s Pet and Animal Policy

At PMI James River, we are committed to fostering an inclusive and compliant living environment for all residents, whether they have pets, assistance animals, or no pets/animals. That’s why we work with property owners to allow pets in the homes we manage! To ease concerns, we even offer owners a Pet Guarantee, giving hesitant owners additional peace of mind about welcoming pets. Over the years, our properties have hosted an array of companions, including Labradors, Spaniels, cats, hamsters, rabbits, snakes, frogs, birds, fish, and spiders. (Fun fact: PMI James River’s owner’s first job was at a pet store; he has a lifelong appreciation for animals of all kinds!).

While we strive to accommodate a wide range of pets, some animals must be assessed on a case-by-case basis, including barnyard animals, and exotic or undomesticated species that may pose risks to property or people. Local ordinances and community associations may also impose restrictions that we cannot override. Additionally, certain dog breeds are excluded from some landlord insurance policies. These breeds include, but are not limited to, Akitas, Alaskan Malamutes, American Bullies, Bull Terriers, Bulldogs, Cane Corsos, Chow-Chows, Caucasian Shepherds, Doberman Pinschers, German Shepherds, Giant Schnauzers, Great Danes, Siberian Huskies, all Mastiff breeds, Pit Bulls, Presa Canarios (Canary Dogs), Rottweilers, Staffordshire Terriers, Wolves, and their mixes or hybrids.

Regardless of the type of pet or animal you have, it’s critical to truthfully report every pet/animal that will reside on the property. Submitting false, misleading, or incomplete information on applications or pet screening forms can result in the denial of your pet; screening fees remain non-refundable. Failing to disclose a pet or animal will also lead to liquidated damages if unapproved pets or animals are later discovered at the property. By reporting all pets and animals, even those that might face restrictions, we can proactively address potential challenges. Applicants with unique or potentially challenging pets are encouraged to email to confirm whether their specific pet is allowed in the property or community they’re interested in.

PMI James River’s Pet and Animal Screening Process

Unlike many property managers, we do not require pet screening during the application stage. However, once applicants are approved, pet screening is required. The non-refundable screening fee is $35 for the first pet and $20 for each additional pet. For small pets—up to the size of a rabbit—the fee is $35 per container or cage, regardless of how many animals are inside.

Screening is also required for qualified applicants with assistance animals. Our assistance animal screening process follows HUD and FHA guidelines to ensure all requests are legitimate and supported by proper documentation. We confirm that each request is connected to the applicant’s or resident’s disability-related needs through verification from a qualified healthcare provider. This process ensures fairness to individuals who require assistance animals while maintaining the integrity of the screening system. PMI James River does not accept online registrations or certificates for emotional support animals (ESAs), as these are not recognized under federal housing laws. There is no screening fee for reasonable accommodation requests involving assistance animals.

During pet/animal screening, applicants must provide documentation demonstrating, as applicable, that their pet(s) or assistance animal(s) are properly licensed/registered, vaccinated, and spayed/neutered. All pets/animals need to be house broken, and applicants/residents need to be in control of their companions. Photos of all pets and/or emotional support animals (ESAs) are required, and PMI James River reserves the right to meet any pet/animal before approval. If the type or breed cannot be ascertained from photos, applicants may need to provide veterinarian documentation.

The pet screening process includes three steps:

  1. Listing Animals: Applicants list all pets/animals in their applications. Submitting supporting documentation are not required on the application form but will speed up the screening process.
  2. Supporting Documentation: Once applicants pass background screening, they will receive instructions to submit their pet screening applications, pay the pet screening fee (if applicable), and submit any required supporting documentation (e.g. registration, vaccination, and neutering/spaying records; healthcare provider letters for assistance animals).
  3. Addendum Signing: Approved pets or animals are documented in PMI James River’s Pet Addendum or Support Animal Addendum, as applicable.

Key Points to Note:

  • PMI James River reserves the right to deny any pet or animal based on screening results.
  • Pet screening will not delay the application process. Applicants may need to sign the lease before pet approval so obtaining all the required documentation upfront is advised.
  • For reasonable accommodation requests, the application process continues as if the assistance animal is pre-approved, allowing move-in without delay. If verification cannot be completed within 15 business days after move-in, the animal will be reclassified as a pet. If reclassified, all applicable pet screening fees, processing charges, and additional pet rents will apply retroactively from the lease signing date. If reclassified pets fail to meet property requirements (e.g., vaccinations, licensing, suitability), they must be removed within 24 hours.

Pet Fees and Pet Rent

Nobody likes fees, but the reality is that pet fees keep the process fair for residents without pets and are the key reason owners are willing to allow pets in their properties. Without pet fees, very few properties would allow pets. As far as we know, PMI James River’s pet fees are among the lowest of all major residential property management companies in the Richmond area.

We require a non-refundable, one-time pet processing fee of $150 for the first pet and $100 for each additional pet (a cage or container counts as one pet). We also require an additional security deposit of $300 to $500, along with monthly pet rent ranging from $0 to $50 per approved pet, based on the relative level of risk the pet may pose to the property.