Many ( and I mean many) pets in recent multi purchase. What to do?

Question

Recently closed on a 4-unit multi income property. One of the tenants currently has the following pets in their 1k sq.ft unit.

18 kittens/cats
4 dogs (small size)
4 iguanas
6 birds
3 rabbits
2 hedgehogs
and a partridge in a pear tree

I was okay with it because despite the zoo, the tenants keeps it exceptionally clean (given the circumstances). The tenant has also paid on time for the past 6 years (validated via records).

I've recorded clear cosmestic damages made by the animals like scratching up door frames and the like. As far as I know there was never a pet security deposit collected and the previous owner simply never gave them trouble about it.

Looking for some recommended courses of action for this tenant.

Ask to cure? She is very emotionally attached.
Charge a security deposit? It will need to be quite large.
Charge monthly per pet? This is an income property, so there is definitely a ceiling to what I can charge.

Thanks

Troy Sheets · Answer

My first thought is, if it ain't broke, don't fix it. The security deposit isn't a bad idea but can she afford it? If she can't, are you willing to evict her over it? If she's not bothering other tenants with noise and smell, I'd be inclined to let it ride. She's never leaving unless she buys a place so you've got a long term tenant on your hands.

Colin Smith · Answer

Depending on the area, you may have to honor the existing lease until it expires. After that it will be a different story. I am assuming with all those animals in there, regardless of how clean they keep it, you'll likely need to replace the carpet, paint, replace some doors, etc. The question is, do you want to keep the tenant? If the tenant is clean, paying on time, stay quiet, and isn't causing any other problems with the other tenants, then they may be worth keeping. Despite all the pets, sounds like a good tenant to me. If they aren't doing any of those things I just mentioned, then I would get them out of there as soon as their lease expires. I think the rehab will be a given after the person moves out so you better start budgeting for it.

Aref Shehadeh · Answer

Everyone, thanks.The tenant is a month-to-month lease. So I have work to write up a new one. Others in the apartment don't seem to mind, but always seem to have a strong opinion once I bring up the topic, neither positive nor negative. I feel it is very important to establish guidelines and to extend the same rights to other tenants. @Angel Rosado ... I would not explicitly allow that many pets if the other tenants asked.Sounds like an admissions fee or increasing rent a bit in addition to limiting the number overtime will be the best course of action. The other big part of my issue with the number of animals is the tenant is likely using more water than the other tenants (to clean the animals, feed them, etc). I have noticed the water/sewer bill is abnormally high.

Jim Hogan · Answer

One other thought and concern I would have is how many more pets will she get. I would talk to her and make it clear that she can not get any more pets or replace any pets. Are they all fixed? As long as she pays and not a problem to you and other tenants keep her. She is a "golden goose". You can increase her rent and she will need to pay unless she buys a house. There is no landlord that would take her and the zoo b

Angel Rosado · Answer

The joy of inheriting tenants. Just reading the list on animals made my jaw dropped. It's tough to understand why a person has so many animals in such a small space.As you inherited as a tenant it is definitely something that you just have to deal with at least until the new lease is up. If you do change the terms on her you do take the risk of losing a good long term paying tenant and if you do up charge her you run the risk of losing her and her animals retaliating all over your property. Have you considered checking what the other tenants think? Would you be ok with all of your units having this many animals if not then I would move to telling her that you can't bend the rules for her.

Jon Huber · Answer

@Aref Shehadeh You could charge an admission fee. The additional income would add more to your bottom line, while increasing the value of the property via The Income Approach.In all seriousness... you'd have her sign a new lease when hers is up limiting the number of pets. The standard of living doesn't apply only to her unit, especially within a multifamily, if the smell is being detected by the other units. You don't want to lose multiple tenants because of the one.

Ryan Dossey · Answer

My first thought from seeing your title was: "Lol he got a cat lady!" And you did! Honestly as long as the place is clean from a health code standard. (There's not pee on the floors and excrement on the counters/tables) I would honor your existing lease. I would explain that you understand the pets mean a great deal to them. But that obviously they have more then what is typical. I would explain that you are okay renting to them but you are going to hold them to a higher standard of cleanliness due to health concerns. I would maybe check on this one a little more frequently. The sad thing is this person probably has some emotional/mental needs that need to be addressed but they're using the animals to cover up. They probably really do have a strong emotional attachment to the animals. Which hopefully means that they are taking great care of them. (There have been some heartbreaking tv shows about people like this losing their animals.) As a landlord I would up the rent and explain that you need to build up funds for when they move out to cover the scratched up doorways, carpet, paint etc. I don't think charging per pet would be feasible in this instance. IF you don't want to deal with the hassle I would just not renew the lease next time around.