Rehomed Pet- Carpet damage mid-lease

[Kim Parker]

Our rental: SFH, nice neighborhood. We are mid-lease (ends in December) and our tenants got a dog in late March. We signed a pet addendum and increased rent by $30 and a $250 pet security deposit. Our lease allows up to 2 dogs, they didn't have any when we signed the lease. Fast forward one month and the tenants are rehoming the dog and say that the carpets are "damp". I have not inspected them yet. I was hoping to get some advice here first.

1. Would you do another addendum? Should I lower the rent back to what it was previously? I am planning on keeping the pet security deposit for now. Although I have no idea if I could prove in six months that any damage was from a dog that lived there for one month--if they move out.

2. I'm considering asking if they would like to move on--there have been multiple times I've needed to set limits, educate. Which is annoying. Otherwise I'm not sure what to do with the information given. I would love to get rid of any pet urine quickly. Would you have them clean it professionally? Would you have it professionally cleaned and bill them for it? I also was thinking about applying the pet security deposit to replacing the carpet now. Although I would love to go with vinyl if it needs replaced. It's just weird because it's mid lease, although I do appreciate knowing theres a problem.

 Thanks for any wisdom!

[Jill F.]

Once they bring in a pet, I just charge additional rent not "pet rent" and I don't lower the rent if the pet leaves... the excess wear has already happened. If the carpet is damaged, immediately charge for the damage (In Ohio, you can't charge for new carpet unless they ruined new carpet, you have to prorate based on the age of the carpet). If the unit is now pet free, I would apply the pet deposit towards the damage and bill for any excess-- require that they maintain a full security deposit. I would not get new carpet until after they move out since it seems like they don't really have good sense. Plus if it's nasty maybe they'll decide to move sooner. It's way easier to install new flooring with no tenant in place.