Repair or Replace items damaged by tenant's pet?

Question

I made an exception to a tenant at a single family home rental and allowed a dog.  Tenant sworn dog was trained and well behaved and on day 2 of the pet's arrival we have damages to the front door and one interior door (as well as some furniture damages but those are not mine).

So I am trying to decide how to go about deciding whether to replace an item or repair an item.

For example, this is the corner of an interior hollow core door, the entire corner has been chewed out.  There is no saving this so I am just going to have to replace the entire door, which means the cost of installing a new prehung interior door.

On the other hand, the front door, which is a solid core hardwood door, the bottom has been clawed and clawed.  It's still functional, but the claw marks are deep and right at the recessed panel edges so sanding - patching - repainting is not going to work.  What would you do?  It's expensive to replace this door but I can't think of a way to restore it to it's undamaged state.  Or will a skilled finished carpenter able to do some magic?

Bob B. · Answer

I would charge the tenant for replacing the doors and on;y replace them after they either get rid of the dog or move out. If they refuse to pay within a couple of days then I'd terminate the lease and move on to the next tenant. I'd never replace the doors while the dog was there.

Let us know what happens.

Good luck

Let us know what happens.

Good luck

Account Closed · Answer

I agree.  And give them the bill now for the damage.  No need to wait until the end of the lease.  In my opinion.  Perhaps they will monitor the dog better, if they keep getting billed for ongoing damage.

Linda Weygant · Answer

Day 2??!?!!   Wow....

Agree with Bob B. - don't replace anything until the dog is out.  With or without the humans.  Definitely charge the tenants for the repairs.

For the front door, it probably can be repaired by a talented woodworker.  The recessed work (I can't remember what that's called) looks like it's in pretty bad shape, but some time with a sander and then some wood filler - and a lot of time - might make it ok.  Particularly since it's painted and not finished, so you'll get some forgiveness there.

However, the amount of time that the door will need to be off the hinge while it's being worked on might necessitate just replacing it.

Account Closed · Answer

So much for DOMESTICATED!

Account Closed · Answer

I would charge the tenants for new doors now. By the time you pay someone to fix that front door, it will probably be not much different than just putting a new one in.

I agree with the posters above. Don't replace the doors until the dog or the tenants move out.

James DeRoest · Answer

As a landlord, if a dog eats my door, the tenant needs to be coming to me, sucking up real nice and telling me what he's going to do to resolve the situation of the door eating dog.

I do not feel that there is any onus on me, as the landlord, to go out of my way to sort someone elses problems, other than issuing a 7 day no cure notice.

I've had tenants allowing their dogs to chew on trim. I replaced a lot of trim one week.

James DeRoest · Answer

Seeing as you're in Florida issue a 7 day without cure notice to the property, if the dog did that, it will do more damage. I'm a dog owner, and I know that I can't keep an eye on him 100% of the day, I doubt a tenant can either. Check with your lawyer about the 7 day without cure notice, but I think it stands because of damage to the property.

Then take the damages out of the deposit.

Or, work with the tenant for a few months and enjoy replacing most of the doors in the house, plus a lot of case moldings.

RJ Reynolds · Answer

I really get that having a dog damage the property is not the optimal outcome AND I want to say HOLD ON THERE just a second to the landlords so quickly pulling the trigger to have this dog abandoned, presumably into the system of shelters that end up putting them down.

I agree, the tenant is responsible for the cost of repairs AND your time to make the repairs. They are also responsible for getting the dog back under control.  It is entirely possible that the move itself into a new environment triggered this destructive behavior which the owner absolutely has to correct.

If it turns out the owner will not train the dog properly, the behavior is probably not new, the owner is irresponsible and that supports the "time to find a new tenant" option.

TALK to each other and get a feel for what is really happening here.  Yes, I'm a pet owner and yes, I've had a dog turn destructive and quickly brought in a trainer to help me get the behavior under control.

Al Williamson · Answer

@sam leon, as others have said - bill them now. But this is a great opportunity to accept pet rent in lieu of having them pay for the repair.

The tenant if now faced with getting rid of a "family member" , moving out after they just moved in, or  $50 per month of pet rent.

This sounds like a possible money maker for you.

Just a suggestion to round out the great advice you've already received.

Sam Leon · Answer

OK the tenants will pay for damages, no questions there.  Prior to allowing the pet we executed an additional pet addendum so there is no issue there in terms of collecting $ for damages.

The interior door has to be replaced.  No question there.

The exterior door is the one I am unsure about.  Original pictures were a little fuzzy, I have some better quality ones now.  Here they are.  As you can see, it's not just some light scratching that is easily sanded down and paint over.  At least beyond my carpentry skills.

So here is what's bothering me.  I want to by fair to the tenant, first and foremost.  If it's a broken window, I will have the glass replaced and charge them for the repair.

In this case, an exterior door is damaged, cosmetically, but seemingly not restorable to original conditions.

A replacement will be costly.  This is original 1960s solid wood door.  To replace this exterior door by today's code, I don't think I am allowed to put in a new "similar" door.  I probably have to get a steel reinforced hurricane impact resistant door.  Those are expensive.  Furthermore, hurricane doors are hurricane resistant only only because of the door itself, but also in how they are attached to the structure.  So this is not just drilling some new 2" Tapcon screws into the concrete blocks, last one I had done they had to remove everything to the concrete blocks themselves, then epoxy in metal fins etc...all I am saying it's involved.  I mean if I were the tenant I would think "really?  my dog scratched the door and you need to do all this?"

Also on some comments that I should collect the damages now, but not do any repairs?...OK this is a new one to me.  While it is not an item that requires immediate attention - like broken windows, clogged drains or broken air conditioning...I usually fix whatever breaks when I can get to it.  What do you tell the tenant that you will fix it after they moved out?

Repair or Replace items damaged by tenant's pet?

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