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. Please be prepared to show documentation.
- Exotic animals and dog breeds that may pose a threat to people or properties may be prohibited.
- Most properties have restrictions on the number of pets and the size of the pet. Please check with the property listing for specific details.
- Be prepared to provide a picture of your pet and vaccination records.
- Pet rent will be charged for each pet depending on owner policies and the potential threat the pet may pose to the property.
Pet and Animal Screening
Pet and animal screening is mandatory for all applicants, even for applicants with no pets. There is no screening fee if you do not have a pet. There is also no screening fee for reasonable accommodation requests for assistance animals. The non-refundable screening fee for pets is $35 for the first pet, and $20 for each additional pet. Small pets (up to the size of a rabbit) carry a non-refundable $35 screening fee per container/cage, regardless of the number of individuals in the container/cage. Screening fees are charged to the pet(s) owner who submit the screening request. To avoid unnecessary fees, applicants should wait for our prompt before starting the pet/animal screening application.
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 leasing@pmijamesriver.com 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
To ensure all applicants—whether they have pets, assistance animals, or no pets—fully understand and acknowledge our pet and animal policies, PMI James River requires that every applicant complete our pet screening process. Only pet owners will pay the non-refundable screening fees; other applicants still need to submit to pet screening but won’t pay any fees. This process creates consistent screening practices, formalized policy acknowledgments, and accurate records, fostering greater mutual accountability.
Our assistance animal screening process follows HUD and FHA guidelines to ensure all requests are legitimate and supported by appropriate documentation. We verify that the request is connected to the applicant or resident’s disability-related needs through proper documentation from qualified healthcare providers. This fair process helps us balance the rights of individuals requiring assistance animals with maintaining the integrity of the process. Applicants and residents with emotional support animals (ESAs) should be aware that PMI James River does not accept registrations or certificates as these are not considered valid under federal housing laws.
During pet/animal screening, applicants must provide documentation demonstrating, as applicable, that their pet(s) or assistance animal(s) are properly licensed/registered, vaccinated as required by law, 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:
- Listing Animals: Applicants list all pets/animals in Step 4 of the application process under the “Animals” section.
- 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.
- Addendum Signing: Approved pets or animals are documented in PMI James River’s Pet Addendum or Support Animal Addendum, as applicable. Applicants without pets will sign a Pet Acknowledgement Addendum.
Key Points to Note:
- PMI James River reserves the right to deny any pet or animal based on screening results.
- Pets and assistance animals must be properly licensed/registered and vaccinated (as required) before they can join residents at the rental property.
- 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, if the animal is properly licensed/registered and vaccinated, 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.
- Screening fees and pet rent do not give residents license for any additional or replacement pets/animals. EVERY pet/animal needs to go through screening, whether the pet/animal was acquired before or during leasing.
- Additional authorization is required for households with more than two pets.
Pet Processing Fee and Pet Rent
As far as we know, PMI James River’s pet processing fees and additional rent are the lowest among the major residential property management entities in RVA! We require a non-refundable one-time pet processing fee of $250 for the first pet, and $150 for each additional pet (a cage or container is considered one pet). We also require rent for approved pets based on the potential relative level of risk they may pose to the property. Pet rent is payable as additional monthly rent added to your base monthly rent. PMI James River never charges any fees for assistance animals. Residents with pets must pay 1.5x base rent for their holding/security deposit.
The charges breakdown as follows for different types and sizes of pets:
| Pet/Animal Type | Additional Monthly Rent |
|---|---|
| Dogs (1-39lb, adult size) | $25 per dog |
| Dogs (40-99lb, adult size) | $35 per dog |
| Dogs (>100lb, adult size) | $40 per dog |
| Cats | $35 per cat |
| Small birds (e.g. budgie, finch, cockatiel) | $10 per cage |
| Medium birds (e.g. conure) | $15 per case |
| Large birds (e.g. macaw, cockatoo) | $20 per cage |
| Small caged mammals (max 5 individuals) | $10 per container |
| Medium caged mammals (max 2 individuals) | $20 per container |
| Water-filled containers (e.g. aquariums) | $5 per 10 gallons |
| Terrestrial containers (e.g. terrariums) | $10 per container |
| Barnyard & exotic animals | Case by case |
Regardless of prior consent, PMI James River reserves the right to have any pet or animal removed from any property if it is later determined that the pet or animal poses a threat to the rental unit or the safety of the community, becomes unreasonably disruptive, or poses a threat of undue financial hardship to owners and/or their agent. Noise and other disturbances caused by pets or animals that disrupt the peaceful enjoyment of the community are considered a lease violation. Residents with pets or animals are liable for any damages and/or injuries caused by their pets and/or animals. Unauthorized pets/animals carry liquidated damages of $500 per animal/pet plus a cure notice.