Inherited a tenant with 2 pit bulls not sure what to do

[Nick Aderman]

Hello BP, my wife and I recently bought our first rental (a Duplex in Sacramento) We inherited tenants on both sides. They have both been long term renters at this property, and after inspections they both seem to take care of their side pretty well, so we assumed we would do our best to keep them. They are both on month to month leases and we have plans to adjust the rents to market here soon. The problem is one unit has 2 pit bulls. We have required the tenant to get a renters insurance policy that covers pit bulls, in particular, and asked them to add us and the property manager as additional insured. But now we just found out our insurance company is dropping our home owners policy due to the dogs (they have a strict no vicious dog policy that we just found out about) So we will be shopping around for a new one, not worried about finding another policy for us as my wife is our agent and she's confident we can find another policy for around the same amount. 

Being new to landlording, my wife and I are torn, we don't really want to kick this tenant out since he has been paying on time for 4+ years and the unit seems to be taken care of. However, we obviously don't want to be sued because his dogs get out and attack someone. What would you do in this situation?

Thanks

[Jason Hartley]

Sorry, but Colton is giving terrible advice.. He's advocating that you be uninsured, allow the dogs, and have the tenant sign something?  Do you believe the tenants will defend you against a 3 million lawsuit if their dogs bite somebody?  

Most insurance policies don't allow those dogs and you absolutely need to be insured.  No matter how nice or how well trained the dogs are, the dogs have to go.  No (sane) landlord allows pit bulls to live at their property.