Unauthorized pets or occupants

[Ben Kirchner]

The tenant at my property has lived in the residence for 1 month now.  The known occupants of the house is 2 adults (Mother & Daughter) and 2 children (Daughter's children)  Last week, I did a 30 day walk through.  I was in the area and called the tenant to let her know I was going to do a quick walk through of the property, and would be there in about 10 minutes.  She said she wouldn't be home, but her Mother (the other known adult occupant) was there.  She called her Mom to let her know I was coming, and on I went.

I get to the house, and ring the doorbell.  Immediately I hear a dog in the house, which was never disclosed.  Then, a man answers the door.  I introduced myself and just asked if he was the boyfriend.  He said yes and ended up taking a call outside while I walked through the property.  

I talked with the Mother for a bit while I was there.  I asked her if the boyfriend was living there, and she first said "Yes."  then said "Well, sometimes."  I asked who's dog that was.  She said it was her daughters.  One thing to mention - The Mother is on disability.  I do not know the exact details or extent of her disability, but from my interaction with her, I couldn't be confident in what she said to me.  However, I saw a man and a dog in the house, all while the person who's name is on the lease was not at the house.  Not to mention one of the woman's kids was still at the house with this man, playing with the man's child.

I spoke to the tenant about the man in the house, she said he was just a friend visiting for the weekend.  I asked about the dog, and she said she was just dog sitting for the week, and it would be gone by the end of this weekend.  

My lease clearly states there is a $250 fine for an unauthorized pet and a $250 fine for an unauthorized occupant.  If there is an animal living in the house, I would want a pet deposit.  If there was another occupant to live in the house, I would want a background check.  

How do the experienced landlord here respond to this scenario?  My plan was to do another walk through with little notice and see if the dog and other occupant are there the next time I go.  Would an experienced landlord have other suggestions?  If these things are present the next time I go there, how do I proceed with enforcing a fee?

Thank you

Ben