Pays Rent!...... but loves cats.....

[Atwan Kwan]

My tenant has been with us for a year and a half. Rent is about 15% over market with a rent increase 6 months ago and they haven't missed!

HOWEVER  ...... when I  sent a contractor over for a few minor violations (smoke detectors), electrical lights out..... 

The contractor reports to me that there's cats everywhere, the place SMELLS like ammonia..... he even refused the job because he got a terrible allergic reaction and the place smelled too bad.....

Other than annoying instances of having to wait for him to get us cheks a couple days late, he hasn't been a problem.....

But I fear the place will have a permenant smell, and who knows what other pet damage there is.....

Should I threaten eviction? charge pet deposit (pets not reported)???

[Mike Dymski]

I'd recommend enforcing your lease agreement and if it did not allow pets, send notice of non-compliance in accordance with the rules in your jurisdiction and, if not cured, ask them to leave (including eviction filing).  You pay the mortgage, they pay the rent, you both comply with the terms of the lease.

On a side note, rent is not 15% above market if there are numerous unauthorized animals in the unit.  It's likely upside down relative to market if pet rent were included.  Boarding lots of pets is a different business model than human residential housing.

Sorry to hear about this situation.  I'd just deal with it as you would with any lease violation and get it corrected or have the tenant move.  I'd also call their prior landlord and find out why they did not disclose the animal hoarding during your application due diligence.  These things typically have a long history.