Solutions for problematic service animals

[James Mc Ree]

I have a tenant with 2 certified service animals (dogs). The dogs recently chewed my central air compressor resulting in a repair for which I told the tenant they were responsible. Then a second chewing. And now a third today. Each chewing generated a repair call. It seems these tenants may be incapable of supervising or training their dogs in the fenced backyard to prevent this from happening. The dogs are probably left out there and they do what dogs do: dig or chew. I haven't seen holes (yet). I am thinking of installing a chicken wire fence around the compressor, but I'd rather just tell them, "You broke it, you fix it!" or the dogs have to go.

Here's my question: Can I do anything to require the tenants to get rid of their destructive service animals without just evicting the tenants? I don't want to interrupt my cash flow and I don't want to keep dealing with the damage. I don't know if service animals are a protected class with regards to damage they cause. If they were just there by an animal addendum, I would end the addendum and order the dogs out.

Any ideas? I am already requiring the tenant cover repair costs and want to tell them the dogs have to go. The property is in PA.

[Patti Robertson]

Just bill the tenants for every single repair cost, at the time you get the bill.  Apply any money paid first to the bill, then to rent.  When they fail to pay in full, give them your state required default letter and take them to court. The options are either the tenant pays for the damage of any of their household occupants, human or animal, or they get evicted.