Nightmare Tenants that is always pushing the boundries

[Beverly Lafia]

I have a nightmare tenant who is always pushing the boundaries of what is legal.  She lives in a triplex of mine and has taken over the whole front of the triplex. She has so much junk..which isn't that a fire hazard?  She has blocked it off and says this is her private space because it is in front of her porch.  I inherited her. She hasn't had her rent raised for the whole10 years that she has lived there, due to the last landlord being scared of her.  She is always writing lengthy letters quoting the housing laws and having mysterious health issues. After the pandemic, I started to raise her rent the allowable rent every year, but at this rate...

So the issue now is she has two cats already and then one day i go by, and there is a loose dog running around the property. She said this dog is her emotional support dog and then gave me a letter from her mental health provider.  Do I have the right to ask her to sign a addendum to a lease?  She is still on her current lease from longer than 10 years ago.  She is a nightmare and asks for the world.  Now the real issue is the other tenant has now written me a lengthy letter saying she is scared to address the issue because of repercussions from this woman. There is dog poop and the property is starting to smell.  The other tenant is not able to walk onto the property without the dog jumping on her and scratching her all up.  I am at my wits end with this. 

Do I have any rights as the landlord?  I called the health dept and they said ultimately it is my problem. Besides hiring a gardener, can i issue rules for the common area and fines for breaking the rules?

[Rick Albert]

First off, consult an attorney.

I think Jonathan may be incorrect as ESA are protected in Los Angeles (maybe not in NJ). I've called the Housing Authority about it before.

With that said, she is posing a safety and health risk to your property and to other tenants. I would think that is grounds for an eviction. Don't be scared of them just because they write lengthy emails and site housing laws. Check the lease to see if there is a clause about the tenant creating a safe environment. When speaking with the attorney, show him the letter of the other unit as proof and start the eviction. 

Don't let her bully you. It's unfortunate but we are seeing a lot of entitlement going around. Stick with the law.

Option 2 when you speak with the attorney, discuss updating the lease. You have the right to update the lease at renewal time. If she refuses to sign it, that could be grounds for an eviction.

Good luck.