{"id":1004209684,"date":"2018-03-09T04:24:44","date_gmt":"2018-03-09T12:24:44","guid":{"rendered":"https:\/\/www.commercialsearch.com\/news\/?p=1004209684"},"modified":"2022-12-08T18:41:25","modified_gmt":"2022-12-09T02:41:25","slug":"risks-benefits-of-dog-friendly-offices","status":"publish","type":"post","link":"https:\/\/www.commercialsearch.com\/news\/risks-benefits-of-dog-friendly-offices\/","title":{"rendered":"Risks, Benefits of Dog-Friendly Offices"},"content":{"rendered":"<p>By Laura Calugar<\/p>\n<div id=\"attachment_1004209687\" style=\"width: 310px\" class=\"wp-caption alignright\"><a href=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/Diane-Hvolka.jpg\" target=\"_blank\" rel=\"noopener noreferrer\"><img decoding=\"async\" aria-describedby=\"caption-attachment-1004209687\" data-attachment-id=\"1004209687\" data-permalink=\"https:\/\/www.commercialsearch.com\/news\/risks-benefits-of-dog-friendly-offices\/diane-hvolka\/\" data-orig-file=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/Diane-Hvolka.jpg\" data-orig-size=\"900,674\" data-comments-opened=\"0\" data-image-meta=\"{&quot;aperture&quot;:&quot;0&quot;,&quot;credit&quot;:&quot;&quot;,&quot;camera&quot;:&quot;&quot;,&quot;caption&quot;:&quot;&quot;,&quot;created_timestamp&quot;:&quot;1520586519&quot;,&quot;copyright&quot;:&quot;Dennis Degnan&quot;,&quot;focal_length&quot;:&quot;0&quot;,&quot;iso&quot;:&quot;0&quot;,&quot;shutter_speed&quot;:&quot;0&quot;,&quot;title&quot;:&quot;&quot;,&quot;orientation&quot;:&quot;1&quot;}\" data-image-title=\"Diane-Hvolka\" data-image-description=\"\" data-image-caption=\"\" data-large-file=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/Diane-Hvolka.jpg?w=900\" loading=\"lazy\" class=\"wp-image-1004209687 size-medium\" src=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/Diane-Hvolka.jpg\" alt=\"Diane Hvolka\" width=\"300\" height=\"225\" srcset=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/Diane-Hvolka.jpg 900w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/Diane-Hvolka.jpg?resize=300,225 300w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/Diane-Hvolka.jpg?resize=768,575 768w\" sizes=\"auto, (max-width: 300px) 100vw, 300px\" \/><\/a><p id=\"caption-attachment-1004209687\" class=\"wp-caption-text\">Diane Hvolka<\/p><\/div>\n<p>Dogs are man\u2019s best friend, they say. But are they landlords&#8217; as well? Bringing a pet to work might increase employees\u2019 productivity and enhance their loyalty toward the company.\u00a0This is why many modern office\u00a0building owners have included dog-friendly spaces in their properties.\u00a0According to a 2016 Society for Human Resource Management survey, 7 percent of employers permitted pets in the workplace, up from 4 percent in 2014. On the other hand, firms do have workplace safety rules, but\u00a0landlords also need to take into account insurance, lease restoration clauses, special rules and regulations.<\/p>\n<p><em>Commercial Property Executive<\/em> talked to Diane Hvolka, a member of Cozen O\u2019Connor Real Estate&#8217;s office\/retail\/industrial leasing and development practice in Los Angeles, about this sticky and growing nationwide issue. How can landlords\u00a0turn their buildings dog friendly? What are the risk management issues that ownership and property management should take into consideration? Hvolka discusses the legal and operational changes needed to accommodate pets, as well as pet policies and practices, building ownership approval and the need to implement pet zones.<\/p>\n<p><strong>If an office building owner is interested in making their building dog friendly and allowing tenants to bring their dogs to work, what should they take into consideration? <\/strong><\/p>\n<p>First, owners should make sure that there are no local laws\u2014such as health codes\u2014that would prohibit establishing a dog-friendly property. Next, it is important for owners to check their <a href=\"https:\/\/www.commercialsearch.com\/news\/embracing-changes-in-the-commercial-insurace-industry\/\">insurance policies<\/a> and determine what, if any, additional premium would be required. Even if permitted by law, it is possible that increased insurance coverage may make it cost-prohibitive to allow pets.<\/p>\n<p><strong>Whereas dogs may provide many benefits to people in the workplace, their presence may also pose several hazards and risks. What types of pet policies and practices should an office building owner or manager implement? <\/strong><\/p>\n<p>Office building owners desiring dog-friendly properties should develop specific rules pertaining to pet dogs in the office and include them as an exhibit in each lease. The rules should be very detailed and cover things such as:<\/p>\n<ul>\n<li>Dogs must be kept on leashes at all times when in common areas<\/li>\n<li>Dogs must have up-to-date rabies, Bordetella (kennel cough) and DHLPP vaccinations<\/li>\n<li>Dogs shall not be left unattended on the premises<\/li>\n<li>Dogs must be free of fleas and ticks at all times, etc.<\/li>\n<\/ul>\n<p><a href=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/pexels-photo-312599.jpeg\" target=\"_blank\" rel=\"noopener noreferrer\"><img decoding=\"async\" data-attachment-id=\"1004209689\" data-permalink=\"https:\/\/www.commercialsearch.com\/news\/risks-benefits-of-dog-friendly-offices\/pexels-photo-312599\/\" data-orig-file=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/pexels-photo-312599.jpeg\" data-orig-size=\"1200,899\" data-comments-opened=\"0\" data-image-meta=\"{&quot;aperture&quot;:&quot;4.5&quot;,&quot;credit&quot;:&quot;&quot;,&quot;camera&quot;:&quot;NIKON D5300&quot;,&quot;caption&quot;:&quot;&quot;,&quot;created_timestamp&quot;:&quot;1483191157&quot;,&quot;copyright&quot;:&quot;&quot;,&quot;focal_length&quot;:&quot;50&quot;,&quot;iso&quot;:&quot;200&quot;,&quot;shutter_speed&quot;:&quot;0.0125&quot;,&quot;title&quot;:&quot;&quot;,&quot;orientation&quot;:&quot;1&quot;}\" data-image-title=\"pexels-photo-312599\" data-image-description=\"\" data-image-caption=\"\" data-large-file=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/pexels-photo-312599.jpeg?w=1024\" loading=\"lazy\" class=\"alignleft wp-image-1004209689 size-medium\" src=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/pexels-photo-312599.jpeg\" alt=\"\" width=\"300\" height=\"225\" srcset=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/pexels-photo-312599.jpeg 1200w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/pexels-photo-312599.jpeg?resize=300,225 300w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/pexels-photo-312599.jpeg?resize=768,575 768w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2018\/03\/pexels-photo-312599.jpeg?resize=1024,767 1024w\" sizes=\"auto, (max-width: 300px) 100vw, 300px\" \/><\/a>The rules should also address the maximum number of dogs permitted on the premises at any given time.<\/p>\n<p>Ideally, in addition to other lease remedies, each lease should allow the landlord to bar rule-breaking pet dogs from the project and, in serious circumstances, terminate a tenant\u2019s right to continue bringing pet dogs to work. For example, if a tenant\u2019s pet dog bites another person or dog, the lease should give the landlord the right to immediately ban the biting dog from the project. Ideally, the lease should further provide that multiple biting violations will result in loss of the tenant\u2019s right to bring any pet dogs to the project.<\/p>\n<p>Landlords should consider requiring increased security deposits for those tenants whose employees bring pet dogs to the office, given the likelihood for dog-related damage upon move-out. Landlords should also ensure that the indemnification and waiver provisions in their leases are broad enough to cover dog-related injuries and property damage.<\/p>\n<p>Another potential issue when allowing tenants to bring pet dogs to the office is dealing with other tenants who are allergic to dogs or fear or dislike them. If this is an issue, landlords will want to implement measures to ensure as little interaction as possible, which may include requiring pet dog owners to utilize only specified elevators or paths of travel. To address allergy issues, landlords should talk to their janitorial service providers about the pet-friendly policy and make sure janitors thoroughly clean areas where pets are located. Landlords should attempt to pass through any above-standard dog-related janitorial costs to the dog-owning tenants.<\/p>\n<p><strong>Animal magnetism is believed to reduce stress in the workplace and hang on to staff. Are there certain operational changes needed in order to accommodate pets in an office building?\u00a0 <\/strong><\/p>\n<p>From an operational standpoint, a landlord desiring a dog-friendly project should ideally provide an outdoor area specifically for \u201cbathroom breaks.\u201d If possible, this should be a grassy area and should be fenced off from the rest of the common area in order to avoid contamination issues\u2014fencing is also key to separating dog-loving tenants from those who do not want contact with dogs. With respect to the initial build-out, landlords may want to require that tenants install types of flooring other than carpet in order to minimize damage from pets.<\/p>\n<p><strong>If we\u2019re talking about a workplace that does not accept dogs, what are a landlord\u2019s obligations when it comes to tenants bringing service dogs to work? <\/strong><\/p>\n<p>Under the Americans with Disabilities Act (ADA), even landlords with a \u201cno pets\u201d policy are typically obligated to allow service dogs in their buildings. The ADA does not require that service dogs wear a vest, ID tag or other specific identification. If property management spots a dog in the building, it may not be readily apparent that the dog is a service animal. In this instance, the ADA allows the property manager or the landlord to ask only two specific questions: &#8220;Is the dog a service animal required because of a disability,&#8221; and &#8220;What work\/task has the dog been trained to perform?&#8221;<\/p>\n<p>Per the ADA, persons with disabilities who use service animals cannot be isolated from others, treated less favorably than others, or charged fees that are not charged to other persons without service animals. This means that landlords cannot require tenants with service dogs to pay special \u201cdog deposits\u201d or similar fees, nor require that such tenants ride only in specifically designated elevators. However, landlords can require that their tenants pay for property damage caused by their service dogs, as long as other tenants of the building\u2014without service dogs\u2014are also customarily required to pay for property damage that they cause.<\/p>\n<p><strong>How do you think this will evolve in the future? Will landlords start accepting other types of pets as well, such as cats or birds?<\/strong><\/p>\n<p>You never know\u2014these types of trends seem to be a function of tenant demand. For example, in California many tech-type tenants currently will not lease space unless the landlord allows employees to bring their dogs to work. Twenty years ago, before <a href=\"https:\/\/www.commercialsearch.com\/news\/what-to-consider-when-subleasing-office-space\/\">creative office leasing<\/a> became a trend, landlords likely would not even care about how to create a dog-friendly office building, so it is certainly possible that in the next 20 years, tenants will demand a right to bring other animals to work, and landlords will find a way to meet the demand.<\/p>\n<p><em>Image courtesy of Cozen O\u2019Connor Real Estate<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"<p>More employers are exploring the benefits of allowing pets in the workplace, but what are the legal, health and safety implications for landlords or property managers? Diane Hvolka from Cozen O\u2019Connor Real Estate shares some insights.<\/p>\n","protected":false},"author":238,"featured_media":1004209691,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[21808,23891,21742,21747,21744],"tags":[39275,37260],"class_list":["post-1004209684","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-featured","category-national","category-latest","category-office","category-people","tag-americans-with-disabilities-act","tag-cozen-oconnor"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v23.4 (Yoast SEO v24.6) - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Risks, Benefits of Dog-Friendly Offices - Commercial Property Executive<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.commercialsearch.com\/news\/risks-benefits-of-dog-friendly-offices\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Risks, Benefits of Dog-Friendly Offices\" \/>\n<meta property=\"og:description\" content=\"More employers are exploring the benefits of allowing pets in the workplace, but what are the legal, health and safety implications for landlords or property managers? 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