Pets and Collective Housing Hotline

A two-day telephone consultation service were conducted on November 2001 and 2002, when a team of specialists in veterinary medicine, law, aparment management and other fields answered questions from many callers nationwide, including those who keep pets in collective housing, people in apartment management unions, management companies, construction and real estate companies. Following are the major questions and advice from the hotline service.

Building Communities Conducive to Coexistence
Between Pets and People
CAIRC Held Second Telephone Consultation Hotline
on Pets in Collective Housing

Experts in veterinary medicine, law and others to provide useful advice on living with pets in collective housing

The Companion Animal Information and Research Center (CAIRC) sponsored a two-day consultation service on Nov. 15-16, the “Second Pets and Collective Housing Hotline”. A wide range of calls related to pet ownership in collective housing were taken, and as in last year’s event, receiving advice from experts in various fields of expertise.

CAIRC’s mission is to help create an environment conducive to harmonious coexistence between humans and animals through activities ranging from support for work in the academic science of human-companion animal relationships to promoting pet-friendly collective housing. In order to further respond more broadly to questions and requests for consultation, CAIRC published the textbook “Living with Dogs and Cats in Collective Housing” in 1997, and has since distributed nearly 40,000 copies free of charge. The CAIRC Website went on line last year at www.cairc.org, and has been updated with the most recent “List of Pet-Friendly Real Estate and Property Management Companies”. In April, CAIRC issued two new publications aimed for pet owners and real estate agencies and property management companies: “Pet Owner’s Handbook for Living with Dogs and Cats in Collective Housing” and “Property Management Support Handbook for Living with Dogs and Cats in Collective Housing”

This year’s consultation hotline was one of the activities in creating a society in which animals and humans can coexist in harmony. CAIRC Chairman Yoichi Shoda introduced the event as follows.

“We at CAIRC are working to spread awareness by distributing various textbooks and making information available through our website, as well as conducting symposiums on pet-friendly construction and management of collective housing. Through these activities, we have been supporting the emergence of a society in which humans and animals can coexist. Individual consultation, however, is essential to finding solutions to some of the issues encountered by pet owners living in collective housing. We initiated this telephone consultation service out of a desire to provide advice that might serve as a solution for people encountering just these sorts of problems. And this year we are offering a toll-free number in order to encourage calls from all places nationwide. The number of consultations has not been as great as last year, and I have a feeling that this is a result of the information we provided through our textbooks, website and symposiums.

The content of the questions asked was more concrete and detailed than last year. An increase in callers seeking information on such details as how to revise a contract to allow not only small dogs but large ones as well, for instance, indicates that people are actually working on amending their residential agreements.”

This year’s event is being sponsored by CAIRC with the support of the Conference on Pet Ownership in Collective Housing and the Japan Veterinary Medical Association.

The panel of advisors included specialists such as Dr. Masumi Yoshida representing the Research Institute for Pet Policy, attorney Hirotaka Kobayashi, Dr. Haruka Takakura of Aikawa Animal Medical Center, Dr. Yoshie Kakuma of Veterinary Medical Science, Department of Animal Resource Science, the University of Tokyo, Collective Housing Management Union Association Representative Director Yukitoshi Shima as well as Managing and Executive Director Momoe Arima, Conference on Pet Ownership in Collective Housing Executive Director Tomio Kogure, as well as Kazuki Fuma, Manager of the Japanese Society of Humane Care of Animals.

Aiming to build a comfortable community — questions on revising collective housing management rules and better training of pets

CAIRC divided the consultations taken through the hotline into categories such as geographical location so that we can research on trends. Of the 62 total inquiries we received, 40 % came from metropolitan areas, down 10% from last year. That is, the number of people from outside metropolitan areas who consulted us increased. Factors behind this change include the fact that we introduced a toll-free call-in number this year, as well as the fact that interest in the issue of pets in collective housing has spread across the country.

This increase in number has been particularly pronounced in Osaka. The number of calls received from Osaka increased by 10 percentage points to 15% this year. It can be expected that a big movement might occur in this area.

Divided into subject categories, the consultations showed a marked increase in concern about collective housing management rules. This category accounted for 29% of calls, compared with 25% last year. Miscellaneous topics accounted for the second largest share of 16% this year, compared with 24% last year. Questions about training pets accounted for 13% of this year’s calls compared with 11% last year, and another 13% of calls were regarding pet owner’s etiquette, compared to 14% the previous year. Problem arising from violation of rules banning pet ownership was the subject of 10% of the calls compared with 14% the year before.

Compared with last year, consultations about collective housing management rules, pet-training, as well as pet owner’s etiquette all increased. The increase in questions about rule revision was particularly noteworthy. This seems to indicate that more people than last year are taking concrete action. A conspicuous number of inquiries also came from callers who have already taken steps toward revising rules. Also, we believe that the increase in calls from those seeking advice on toilet training and manners resulted from the fact that an increasing number of people are seeking to build a better community and improve their own behavior and technique in taking care of pets.

In collective housing, toilet training is an unavoidable issue — train pets to defecate or urinate only when ordered to do so

Many of the inquiries received this time were about toilet training. After a pet becomes an adult, toilet training becomes more difficult. But it is not impossible. Dr. Takakura gave the following advice on inquiries such as these: “Since we moved from a single-unit home to a housing complex, we want to train our pet to go to the toilet indoors,” and “Our 8-month-old dog still hasn’t learned to go to the toilet. What should we do?”

The consultation included the following advice: “Dogs tend to want to go to the toilet soon after they wake up in the morning, after they take a nap, eat, or play. So you should carefully time the practice of taking them to the toilet. When you see the animal become fidgety, give it commands such as “Let’s go pee-pee.” When they are finished, praise them or give them treats, then take them out of the toilet area. By repetitive training like this, they will learn to defecate or urinate only when ordered to do so.”

Some of the inquiries were about indoor pets. We found that more than a few people resist the idea of keeping cats entirely inside the home. Some callers asked whether it’s OK to take a cat outside the house. Dr. Kakuma describes the advice she gave as follows: “The caller said their cat is an active one and that it seems to be stressful for the cat to stay exclusively indoors. But I believe it is better not to take cats outside needlessly in order to avoid causing problems and prevent traffic accidents. If the owner does decide to take a cat outside, they should make sure the animal stays close by, using a leash, for example. By creating multiple levels of space for the cat inside the room and being creative about the pet’s playground, it is possible to create a space sophisticated enough to be stimulating even for an active cat. I advised the caller to play with the cat frequently in order to prevent high-levels of stress from developing.”

Revising collective housing management rules from banning pet ownership to allowing it — consult the apartment management union association and take time to tackle the issue

If you own a pet and live in collective housing, then collective housing management rules are a topic you’ll have to deal with. This year’s telephone consultation was characterized by an increase in inquiries from callers who were considering allowing pets. Mr. Shima gave advice to the following question: “Owning pets is banned at present and I would like to change the rules to allow pets. What should I do?”

According to Mr. Shima, “To revise the rule, it is necessary to vote and acquire a 75% majority in favor from the owners of the property with voting rights. First, you would need to make a request to set up an exclusive committee in the management unit association that would be responsible for considering pet ownership. The result of the committee’s discussion would be sent to the board, at which time it would become a proposal at a general meeting. The terms of agreement would then be revised, and each pet ownership rule would be determined by detailed regulations regarding pets.

“At the same time, it is a good idea to establish a pet club grouping pet owners who would conduct self-management and control. In this case, it is necessary for the club to play a role in speaking on behalf of the pet owners, so it is also good if someone among the pet owners could become a board member at the management unit association. Relationships based on trust are important in carrying out such a revision, so it is necessary to maintain pet ownership etiquette and courtesy at a high level in order to avoid complaints from other residents. Rather than acting in haste, it’s better to take the time necessary to proceed conscientiously with the revision so that all the residents can comfortably accept the change.”

Check the management rules when purchasing a collective housing to make sure whether pet ownership is allowed

There have been cases in which pet owners purchasing a collective housing have been told by the real estate salesperson that pet ownership was allowed, only to find upon moving in that pets were in fact banned by the rules. In some cases, this kind of problem could result from an over-liberal interpretation of vague wording in the rules, such as “keeping pets that do not cause harm is permitted.” In other cases, pet owners hoping to move into a building have failed to confirm the content of the rules, hearing from the salesperson only that “other people keep pets there,” or “it’ll be OK as long as nobody finds out,” and taking it to mean that pet ownership is allowed in the written rules.

Regarding this issue, Dr. Yoshida noted that “prior to concluding a purchase contract, the management rules are shown and the agent has to explain the most important points. That’s when you need to have it confirmed. If the explanation you’re given is the same, then have the agent put it in writing if you can. If not, then be sure to take accurate notes on the content of the explanation. I think that will make it easier to get the property developer to take responsibility in the event that any trouble occurs later on. If you’ve already moved in, then what you need to do is work toward getting the rules revised to allow pet ownership. Rather than taking whatever the developer says at face value, it’s better to make the effort necessary to confirm the content of the rules yourself when you buy the property.”

Raising pets helps with children’s emotional development — but know the responsibility of caring for living things

One inquiry we received was from a caller who wanted to give her child a pet: “I’ve heard that keeping pets is effective in nurturing children’s spiritual and emotional development. My child is emotionally unstable, so I would like to raise a dog.”

A CAIRC staff member responded to this call, explaining the important role a pet could play in a child’s life, and the need for adults to responsibly oversee the pet’s care, rather than simply leaving it all up to the child. We also introduced the CAIRC Website, and sent out some literature explaining the positive effects that raising pets has on children.

At the same time, it is important to note that we also received calls from adults who had given in to their childrenÅfs pleas for a pet only to regret it when the child proved incapable of providing the necessary care. One must keep in mind that whether a child is able to learn something from living with animals or not depends on the adults, who must lead by example and educate the child. Ultimately, the responsibility for caring for and training pets lies with the adults.

Changing rental apartments from banning pets to allowing them — handling of existing tenants is key

A staff member of a real estate management company asked us about making a property pet-friendly: “We would like to allow pet ownership at a rental apartment building. What kind of legal steps do we need to take?”

In response to this call, Dr. Yoshida gave the following advice: “Since the existing tenants have been living there under the condition that no pets are allowed, you must inform them of the proposed change. Give them thorough notice and explanation. Upon gaining their consent, you will be able to go ahead and revise the contract for new tenants. The consent from existing tenants must be given in writing. Then, if a new tenant wants to own pets, you have the option of using the new, pet-friendly contract.

“As a general rule, the contract for existing tenants can be changed to the pet-friendly version upon renewal. Since the potential for trouble with existing tenants is always there, it’s important to make the most conscientious and respectful approach possible, such as drafting rules governing the handling and raising of pets on the premises.”

Hold events to demonstrate to others the significance of pet clubs while also fostering communication with those who do not have pets

The role of pet clubs is to create the kind of community that is appropriate to raising pets in collective housing. They are effective in spreading correct pet ownership etiquette, as well as reassuring residents who don’t own pets by giving them a place to go when trouble arises.

CAIRC staff members were able to give advice on how pet clubs can be run, as well as what can be done to encourage the active participation of members: “The Pet club memberships are comprised almost entirely of dog owners. But about half of dog owners do not concern themselves with club activities and are not cooperative. Problems have arisen such as with urination in common areas. In such a consultation, we advised setting up events that the greatest number of members can participate in, such as dog training seminars. This should be done after gaining the permission even of cat owners in the club. Inviting residents who do not own pets is also an important way of increasing healthy interaction.”

What kind of facilities do pets need? Thoughtful measures are more important than big facilities

We were contacted by a real estate developer who was considering allowing pet ownership and wanted to know what kind of facilities would be necessary. Questions included whether cats or dogs might be bothered by the smell on the premises of a previous pet, questions on the interior design of the building, and whether special grooming rooms are necessary. Dr. Takakura responded with advice from a veterinary perspective on what kinds of facilities are needed;

“Odors can be successfully dealt with by changing wallpaper, using flooring that does not easily absorb odors and immediately cleaning up urine spills with cleaners based on deodorizing enzymes,’ said Dr. Takakura. “I think that if a pet is feeling stress, then there’s a strong likelihood that the cause is something other than an odor.

“It’s important to choose flooring that is non-slippery yet easy to clean, and wallpaper that resists absorbing odors. Other things that make life easier are air purifiers, and pet doors and gates. There’s probably no need for a separate grooming room. It’s sufficient to simply equip the bathroom in each unit with the necessary fine-mesh netting. In the majority of cases, there’s no need to establish major pet facilities. The important thing is to give good advice to tenants on useful techniques and take care of things from the standpoint of conscientiousness and courtesy rather than the physical structure of the building.”

People who don’t like pets are part of the community too — observing pet ownership courtesy and keeping pets from bothering others is fundamental

We also heard a complaint from a resident who does not own a pet, and is living in a collective housing that bans ownership of all animals but small birds: “The person living above me is keeping a dog. The owner comes home every night around 11:30, and when he does, the small dog living up there makes so much noise that it really bothers me. What should I do? I’m not against the raising of pets per se, but I can’t stand this kind of nuisance.”

“You need to have the management union association issue a warning noting that pet ownership is not allowed in the rules, and that the rules have to be followed,” said Mr. Kogure. “And if there are enough people who feel that there’s no need to restrict pet ownership, then it can be suggested that a revision of the rules be considered. Of course, even if that does happen, and pet ownership becomes OK, the unacceptability of causing a nuisance to one“s neighbors is still fundamental. So it would still be necessary to establish detailed regulations governing the raising of pets.”

Let's take care of our pets' health too — approaches to eliminating pet allergies and allergens

Pets are increasingly suffering from allergies. One caller in this situation said: “It’s unclear what the allergens are, but we have to give our pet injections to relieve itching about every four days. Our pet had been taking medicine, and eats a hypoallergenic diet, but it doesn't do any good.” This is an excerpt from one of the telephone consultations handled by Dr. Takakura, who advised the caller to “go to a pet clinic for an examination to determine what the allergen is. If it’s a food allergy, then modifying the pet’s diet can be effective, but as long as the allergen remains unknown, you won't know how to deal with the allergy. There are also veterinary dermatologists, and if you get the chance, it might be good to have one examine your pet.

“The sources of allergies are many, including pollen, house dust, mites and food. It's very important to determine what the allergen is and respond specifically to it. The humidity that collects in many multi-unit collective housing can also exacerbate allergies. Take care to thoroughly clean your unit, and use a dehumidifier if necessary to create a healthy living environment for your pet. ”

From this year’s advice hotline event, we learned that responses to issues related to pets in collective housing are gradually spreading beyond pet owners to property management union associations, real estate developers, and residents who do not own pets. New collective housing in which pet ownership is allowed are steadily increasing. And existing collective housings are switching to pet-friendly policies in increasing numbers. It’s clear to see that a collective housing environment well suited to coexistence between humans and pets is spreading.

But collective housing is a community in which people with different points of view live together. If there are people who feel that their pets are members of the family, there are also people who prefer to have nothing to do with animals. The most desirable situation is for each to recognize the other’s lifestyle and way of thinking in order to coexist happily. It is crucial for pet owners to observe the correct manners and courtesies in raising their animals, take to heart the views of those who do not own pets, and to be responsive to others’ needs. This is one of the responsibilities of raising pets in collective housing arrangements.

(From "Letter from CAIRC" Nov.2002)

Pet and Collective Housing Hotline Offers Solid Advice from Experts in Veterinary Medicine, Law, Apartment Management and Other Areas

The Conference on Pet Ownership in Collective Housing and the Companion Animal Information and Research Center (CAIRC) jointly sponsored a two-day consultation service Nov. 16-17 on issues related to keeping pets in collective housing. A wide range of calls related to pet ownership in collective housing were taken, and advice in each field of expertise was provided to a total of 130 callers in locations ranging from Hokkaido to Okinawa.

The advice hotline was part of a range of activities CAIRC has been conducting in its ongoing effort to help promote harmonious coexistence between humans and companion animals. These activities have included the publication in 1998 of the free textbook “Living with Dogs and Cats in Collective Housing” and subsequent revised editions, the total distribution of which currently totals more than 30,000 copies. The book is now also available in the form of a free download from the CAIRC Website at http://www.cairc.org. CAIRC activities have also included holding symposia in Tokyo, Osaka and Fukuoka on living with pets in collective housing. These symposia focused on enabling representatives of the construction, real estate and property management industries, as well as property management agencies to share information.

In the two-day telephone consultation service provided as part of this overall effort, we invited experts in a number of fields such as veterinary medicine, law, and apartment management to give advice to callers. The co-sponsors of the project were CAIRC and the Conference on Pet Ownership in Collective Housing, with support from the Japan Veterinary Medical Association and the Tokyo Veterinary Medical Association. The Conference on Pet Ownership in Collective Housing is a coalition established in 1992 in order to spread the acceptance in society of pet ownership in collecting housing environments.

“The Conference on Pet Ownership in Collective Housing receives quite a few requests for consultation on this subject,” said Dr. Koichi Seino, a veterinarian and representative of the group. “Until now, we’ve been handling each case separately, dispensing a wide range of advice. But this project has provided us with an opportunity to respond to questions from a greater number of people, which I find very gratifying. The fact that as many as 130 calls came in attests to the importance of this issue, and to the fact that it is currently the focus of intense concern. Rather than having each group work on problems in separately, I would be greatly pleased to see more opportunities like this one, which will enable us to cooperatively tackle issues related to pet ownership in collective housing.”

In all, the team of advisers included 10 specialists including law professional and Pet Law Association Vice Director Dr. Masumi Yoshida, veterinarian and Director of the Imoto Animal Clinic Dr. Fumio Imoto, and Dr. Haruka Takakura, a veterinarian at the Aikawa Animal Medical Center.

Wide-Ranging Telephone Consultation
Calls Taken from as Far Afield as Hokkaido, Tohoku, Kyushu and Okinawa

The Conference on Pet Ownership in Collective Housing and CAIRC have compiled statistics on those who took advantage of the two-day consultation hotline. The consultation center was located within the 03 area code, which covers the 23 wards of greater metropolitan Tokyo. Fully 30% of callers came from within this area, with 18% and 7% calling from neighboring Kanagawa and Chiba prefectures, respectively. Together, these areas accounted for more than half of all calls.

The other half of the calls came from a wide range of regions in prefectures stretching from Hokkaido to Okinawa, providing a reconfirmation of the fact that issues having to do with pets in collective housing are not limited to major metropolitan areas, but are common to people living in apartments and condominiums everywhere. The fact that the average consultation time was as long as 30 minutes also served to bring into bold relief the seriousness of these issues.

The topics of the consultation sessions can be divided into categories as follows, in order of prevalence: questions related to the management rule of the apartment, including questions on ongoing discussions of whether to allow pets, questions on bylaws governing the raising of pets, and setting up pet owners’ clubs (25%); miscellaneous topics (24%); pet owners’ etiquettes (14%); problems arising from violations of no-pet rules (14%); and questions on pet training (11%).

Consideration of the apartment management rule is crucial to keeping pets in collective housing. In a great number of cases, revision of the agreements and the need to clarify interpretations of vaguely-worded agreements are the central issues around which problems arise. Looking at the content of calls received at the consultation hotline reveals that in many cases, revision of apartment management rules to allow pets is currently under consideration. This makes clear just how steadily pet ownership is taking root in collective housing.

We also received calls from residents who do not own pets and want to have them banned from their housing complexes, as well as from callers who were told when they purchased their property that pets were allowed, only to find that keeping animals was in fact forbidden all along. The second largest segment of callers -- the 24% categorized as miscellaneous -- represented situations so diverse that they could not be lumped into a single characterization. This can be taken as an indication of how difficult it is to generalize about so many of these situations.

When disagreements arise out of varying interpretations of vaguely worded rules, set up a time and opportunity to come together and talk

Of the situations that did fit a common general description, the largest number comprised the 25% related to apartment management rules. More than a few collective housings have unclear rules about pets, with such vague wording as “Animals that cause harm shall not be kept on the premises.” Interpreting such imprecise wording is the source of a great many problems because of the wide range of possible interpretations of the same sentence.

“We consulted on one recent case in which trouble arose between fellow residents when the owner of a large dog moved into a building,” explains Dr. Yoshida. “The owner noted that the dog could not be considered an ‘animal that causes harm,’ since it was of a breed with a gentle disposition and had been thoroughly trained to behave well. But the size of the dog meant that it could not be carried in the owner’s arms, and some residents felt afraid when passing by it in common areas of the property.

“So opposing interpretations of the same vaguely worded rule led to clashing opinions and the potential for an escalation of the dispute. When that happens, the apartment management union association has to be brought into the picture, and the problem grows into a major issue for the entire building. We can see here how the defects in an apartment or condominium building don’t necessarily have to be structural or ‘hardware’ problems. In many cases, problems arise in such ‘software’ as the apartment management rule. Naturally, pet owners should strive to ensure that their animals cause no harm or nuisance, but we urge them to take this effort one step further by encouraging the entire community of the building to come together to consider measures such as revising the rules and creating pet ownership bylaws.”

Resort condominiums: where a diversity of lifestyles calls for clarification of rules

Since a great many households use the resort condominium complex on weekends, bringing pets to this facility has been implicitly permitted. As the number of residents at resort condominium complexes grows due to an increasing diversity of lifestyles, so does the number of pets accompanying them. A case on trouble due to this trend was consulted in the telephone consultations, and it appears likely that this kind of problem will increase in collective housing facilities at resort areas. Ms. Momoe Arima, Director of the Collective Housing Management Union Association Center had the following advice on the case.

“Tacit permission creates the worst conditions,” she said. “The board member needs to discuss a revision of the rules that could include official recognition of pet ownership. In doing so, I advised them to find the cause of the trouble, listen carefully to the opinions of those who would like to forbid pets, respond to the reasons behind those opinions and come to a solution through discussion. I told them that if they do this, I’m sure that they will find a way to revise the management rules.”

Clarify pet owners’ responsibilities: noncompliance by one pet owner can lead to a ban on pets for all

The importance of improving the etiquette of pet ownership is not limited to the collective housing situation. It is crucial to raising pets properly. In one case, a call was received from a board member of the building management union association of a housing complex. Problems were arising from a large number of complaints resulting from the fact that pet owners were not complying with the rules.

“People aren’t following the rules related to cat feces and urine, the barking, or the requirement that pets be carried in the arms in common areas,” said Ms. Arima. “In cases like this, it’s very important to get pet owners together for a talk so that they can be made to understand that if even one pet owner fails to observe the rules, it will be necessary to ban pet ownership for all. So I advised them to do what they can to make sure pet owners realize that it’s essential for them to self-govern and regulate their own behavior.”

Form pet owners’ clubs to help and encourage each other

More than a few housing complexes have begun moving toward revising their apartment management rules, and many of the questions we received had to do with the necessary know-how and methodology.

“Of course it is of prime importance for each pet owner to individually conduct the proper animal training and to exercise the necessary courtesies,” said Dr. Yoshida. “But there is a limit to what one person alone can do. When a number of people combine their knowledge and wisdom, the possibilities increase. This is where our recommendation that pet owners form clubs comes in. Since the purpose of establishing such clubs is strictly to increase the potential for solutions, they must not be allowed to devolve into cliques of pet owners or venues for the showing off of their animals. My advice is that at the same time as forming the pet club, the group file a request with the building management union association that it forms a subcommittee on pet ownership in order to promote understanding of the issue among those who do not own pets.”

Rather than continuing to force pet ownership underground, form a pet club and work toward changing the rules

We also received calls from so-called “underground” pet owners living in collective housing that ban pets. One such resident called after receiving notice from the apartment’s management union board members of intent to take punitive action for the violation. Collective Housing Management Union Association Center Associate Director Yukitoshi Shima had the following advice.

“The board of administrators in a collective housing does have the right to notify you of ‘intent’ to take measures, but they cannot force you to send your dog to the public health authorities by a specified date,” Mr. Shima said. “You need to establish a pet club together with the other pet owners, make an effort to improve the courtesies practiced by those who keep animals, and work toward achieving a general acceptance of pet ownership. The right way to go about this effort is to take the time and expend the effort necessary to revise the rules, rather than just seek a one-time compromise.”

Seek understanding in rental units: candid discussions bring “underground” pet ownership out of the shadows

Other callers asked how to handle the problem of secret pet ownership in apartment buildings in which the rental contract stipulates that pets are not allowed.

“In cases where trust between the tenant and landlord is judged to have broken down entirely, cancellation of the rental contract is permitted,” said attorney Mr. Itsuro Ishii. “However, keeping an animal in spite of a clause in the contract forbidding pets doesn’t necessarily constitute a total breakdown of trust. For instance, keeping a small bird or a goldfish generally causes no problem at all. But what about cats? An examination of the case law indicates that keeping cats is determined to constitute a breakdown of trust when the owner is raising a large number of cats, or the cats create a major nuisance for neighbors. There is no guarantee that simply limiting the number of pets to a single cat will prevent a judgment against the tenant, but I doubt there would be grounds for a breakdown-of-trust ruling if the owner practices courtesy, trains the animal thoroughly and avoids bothering neighbors. In any case, my recommendation is to avoid keeping pets ‘underground’ and have a forthright discussion with the landlord about the situation, including all the information I’ve just mentioned.”

Solving problems by talking them over is always better than fighting in court

All the experts agree on this point: the laws involving problems having to do with pets are in such a murky state that solving disputes through discussion is currently far better than battling in court. Dr. Yoshida handled a call from one pet owner who was eager to take the building’s management union association to court for issuing an inflexible ban on all pets.

“Even in cases where the apartment management rule includes a ban on pets, I still wouldn’t recommend to either the tenant or the management union association that they go to court,” Dr. Yoshida said. “I told them that I’d much prefer to see them recognize the problem as soon as it crops up, think of a way to handle it before it gets too big, and then go the extra mile to prevent further trouble. By that I mean preventing future problems that from escalating out of hand. And by forming a pet club, owners can discuss improvements in standards of courtesy, enable those who oppose pet ownership to air their views, and respond to those views.

“We’ve also had people express concerns about the possible legal ramifications of a biting incident. Since every case is unique, it’s difficult to make broad categorical statements on this subject, but the fact is that the owner of a dog is responsible for any incident caused by that dog. Preventing incidents is the most important thing, but if something does happen, all the owner can do is respond in good faith and try to gain the victim’s acceptance of the situation. Accusing the bite victim of being in the wrong because ‘my dog isn’t the kind that would bite someone’ is no way to achieve a solution.”

Responding appropriately to problematic pet behavior is essential -- take the pet to a specialist immediately

Many of the calls we received were from people seeking advice on what to do about problematic pet behavior and methods of raising pets. Barking and biting are problems that deserve close attention, since they are the causes of a great deal of trouble.

“Unwanted barking and biting behaviors can stem from the need to establish dominance, express separation anxiety or other causes, and can almost always be improved or eliminated altogether through the proper response from the trainer,” said Dr. Yoshie Kakuma, Laboratory of Veterinary Ethology, Department of Animal Resource Science, The University of Tokyo. “The owner should take the dog to a specialist as soon as the problematic behavior appears. There have been cases in which neighbors suffered because the pet owner failed to take the situation seriously. Of particular note are situations in which a dog barks constantly out of separation anxiety due to being left alone for long periods by an owner who, not being present, doesn’t realize there is a problem.”

Raising pets indoors promotes health and communication

Many pet owners are apprehensive about raising their animals exclusively indoors. One caller who kept a neutered cat that had always been allowed to roam freely outside was concerned about the changes that would have to occur when moving into a collective housing that allowed pets to be kept indoors. The call was taken by Dr. Imoto, who also had advice on keeping pet dogs indoors.

“Begin keeping him exclusively indoors as soon as you move, and let him grow accustomed to the new living space gradually. Cats are animals that are perfectly capable of adapting to even small living spaces, provided that you maintain the proper environment. Keeping your cat exclusively indoors eliminates the danger of his contracting an infectious disease or getting involved in a traffic accident.

“It would also be a good idea to make some adjustments for the cat. If he likes to perch in a relatively high position, or huddle in narrow spaces, you might be able to create such spaces for him by, say, placing a small box in the appropriate place for him. Living indoors presents no particular problem for dogs either. In fact, it may even be a better environment for the dog, since keeping the dog indoors provides more opportunities for interaction with people than keeping the dog in the yard. It’s important to remember, however, the importance of taking the dog for a walk, which is very important to the animal’s health and provides opportunities for communication with other dogs.”

Proper management of contact with people allergic to animals is crucial

Some people are against allowing pets in their buildings because of allergies such as a hypersensitivity to cat hair. One caller said that a person with an allergy to cats had recently moved into the neighborhood, and wanted to know if there were any particular things to keep in mind, although no problems had arisen yet.

“Allergies are dealt with differently, depending on the degree of severity,” said Dr. Takakura. “Allergies to cats can be caused by things such as the cat’s hair, sloughed skin particles and the bodies of dead fleas. In children, these allergies can develop into asthma, which I think is another reason to keep cats entirely indoors. It’s also necessary to be relentless about hygiene -- take care to persistently clean up after your pet and keep the animal itself clean and tidy. Use an air filtration appliance, and vacuum the dog or cat’s mattress and air it out regularly. In other words, taking proper care of your pet’s health is also a way of showing consideration for people with allergies.”

In situations where allergy sufferers and pet owners live in the same communities, the nature of the relationships between the two can be completely different, depending on whether one is able to express consideration for the other. How much consideration can one show to neighbors who don’t keep pets? This is a major question that pet owners must constantly be asking themselves.

According to Dr. Imoto, “When one feels annoyed by the sound of a barking dog, for example, and the owner can’t be identified, it reflects badly on all pet owners. But with a pet club in place, the complaint can be properly heard, and immediate action becomes possible. That sense of accountability alone can markedly improve the way residents in general feel about pet ownership, and limit the focus of the problem to the pet itself.

“I have personal experience that bears this out. I firmly believe that through conciliation with others, pet owners can help build community and gain the trust of all the residents sharing that community. The desire to keep a pet is in no way a strange or unusual demand, and I think that apartment and condominium communities that succeed in solving pet-related issues can achieve an ideal sense of community.”

Through these consultations, we feel a true sense of having worked toward solutions to the problems faced by all those involved in the collective housing setting, including pet owners, apartment management union associations, apartment management companies, and residents who do not own pets. We at CAIRC would like to support all of these groups as we work toward building a society in which humans and animals can live together in greater harmony.

“In collective housing, people with many different points of view live together,” said CAIRC Chairman Dr. Yoichi Shoda. “Thus, the same community may include people who don’t like dogs at all, as well as those who feel their dog is a member of the family. It is these differences in ways of thinking and of feeling that gives rise to problems. Thankfully, though, more and more communities are finding ways in which people with different ways of thinking can live together.

“In this process, it is very important for pet owners to form pet clubs before problems lead to a standoff, and actively pursue ways to be more courteous. They must listen carefully to the views of those who do not have pets, and respond in good faith. When a person becomes a pet owner, that person takes on a serious duty that includes responsibility to the animal and to the community. Being a good pet owner means being a good neighbor.”

*The Conference on Pet Ownership in Collective Housing is a group formed by the Japanese Society of Humane Care of Animals, the Yokohama Veterinarians’ Association Practicing Veterinarians’ Section, the Tokyo Society of Humane Care of Animals, the Japan Kennel Club, the Japan Society for the Prevention of Cruelty to Animals, the Japan Animal Welfare Association, the Japan Pet Care Association, the Japan Animal Hospital Association, the Japan Veterinary Pharmaceutical Association, the Pet Food Industry Association, the Japan Pet Products Industry Association and the Japan Federation of Animal Trainers’ Associations.

(From "Letter from CAIRC" Nov.2001)