Pet violation: what would you do?

Question

Hello,

our property managers advised us of a violation of a lease at our property that was signed in May 2013. The lease allowed 2 small dogs, however the inspector noticed 5 small dogs (chihuahuas) when he arrived for his annual inspection. Our property manager advised us the tenant will add another 900$ pet deposit to an existing one. Based on your experience of tenants violating leases, does this sound like something we, owners, should let go?

Thank you!

Matthew Paul · Answer

Are they breeding these dogs?

Johnny Flewellen · Answer

As long as they are willing to put down the required deposit its worth over looking.

A few years ago I would have said other wise but I've learned that tenants can and will damage your property for less. So its always to your advantage to meet at a common place and create a win-win situation.

Chris Adams · Answer

@Edita D.

I think your on the right track, thats a pretty healthy deposit.

Joel Owens · Answer

If it's just a house and not an apartment then keeping them until the strong rental season might work.

Do you perform monthly inspections and see how they live in the property?

I have seen people with no pets who are absolute filthy slobs and then people with 5 pets where you could almost eat off the floor it was so clean. If your tenants upon inspection are keeping the place decent than maybe in that much time until the lease runs out you would be okay.

If other aspects of the unit are getting trashed then that comes down to the tenant and most likely you want to get them out rather than wait as damage could exceed the deposit. So it's a personal call on your part after reviewing the facts.

Chris Adams · Answer

Joel, and K. Marie brought up great points. As to the insurance, a landlord would always need to be named as an "Additional Insured" this way the landlord would be notified in the event the policy where cancelled.

Elizabeth Colegrove · Answer

I allow animals with a hefty deposit. Personally I would take the extra deposit and simply not renew her lease.

Edita D. · Answer

Thanks for your input guys.

I dislike the tenant's dishonesty as well, however I have to take into account a few factors and make an intelligent decision REGARDLESS of how I FEEL about tenant's actions.

-dogs are small chihuahuas, tiny rat-looking animals that you put into your purse. So I don't consider this that big of an issue of ruining the property.

-it's an advent of a Holiday Season, in which it's hard to rent, since good tenants are too busy with their families.

-it cost 450$ to have out PM lease the property, so we will incur even higher expenses normal to a move out.

-we will have a total deposit of 2400$ form the tenant, this gives me a better feeling of security. I can't imagine those tiny dogs destroying the place, and even if they do, we have those 2400$ to rely on.

Taken all this into account, I am inclining to letting her stay till May, and let her go once the lease is up (May 2014)... What do you guys think?

Account Closed · Answer

Is the property in NV?  Clark County has a limit of 3 dogs per household, unless there is a special permit.  Doubtful that tenants that aren't up front about adding dogs and breaking the terms of their lease with you have such a permit.  Do you really want tenants that do what they want without asking, and wait to get caught?  I'd limit the dogs to the number specified in the lease effective immediately.  If they want out of their lease and want to move I'd let them make me an offer that was worth my while to let them break the lease.

Joel Owens · Answer

What are the age of the dogs?? Have the dogs been fixed?? Do you have a bite history and a letter from the vet signed saying they were given all appropriate vaccinations and spayed and neutered??

Is this a house or an apartment complex??

Certain dogs with a bite history or a certain size or breed your insurance will not cover a claim. In fact they might drop you all together.

Have the tenants provided animal coverage of their own?? Even if they do I have found tenants stop paying it anyways and do not tell you.

Older cats have an advantage in that they sleep all day and use the litter box if fixed and trained properly. Older dogs are less active but if not walked pee and poop everywhere.

Do you have a property on a concrete slab or a basement etc.?? If basement not only can the carpet get thrashed but the subfloor and first 4 feet of the drywall with animals. It's not the animals that cause damage but the tenants who do not care properly for them.

Chris Adams · Answer

On top of the additional deposit, we have an addition per pet charge of $25/pet/month. And a portion of the security deposit becomes non refundable when my tenant has pets.

Pet violation: what would you do?

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