A pitbull and a propane tank! Should I be doing more?

[Audrey Ezeh]

Good morning guys,

I just wanted to share a bit of my inherited tenant problems and to solicit advice as to more actions I should be taking.

Tenant 1: Has a Pitbull

Absolute no no by insurance company. I went to meet her after closing and I told her the dog has to go and she absolutely fell apart! I said, ok if there is an insurance company that will cover this dog, I will find it and we can go from there ok? She said ok. I hated to do that...I really wanted that dog to go even though she was the gentlest thing ever and never barks (but aren't they all?) but I was starting to feel like a monster which I know I shouldn't but anyway, I called a broker and he found one company that will insure the house but I have to sign a waiver excluding the dog...I said no thanks. I went back to her and I said I am sorry but you either have to get rid of the dog or you are going to have to move. She was much calmer but she did say whatever I'll just move. I said you can have a few days to decide but you'll have to let me know.

Next step: Send her a certified letter today reiterating that she has to move or get rid of the dog and she has 7 days to get back to me. (insurance gave me 30 days to take care of it).

Also thanks to Thomas S. for his answer here… https://www.biggerpockets.com/forums/311/topics/322540-the-dreaded-pitbull. Really helped me feel confident in my decision making.

Tenant 2: Has a propane tank in the house he has hooked up to some heating apparatus and using to heat his unit (I am assuming to save on his electric bill...house comes with an electric furnace).

I have not seen this thing. Just before closing the seller calls me and says hey so just so you know this guy is doing this again. He did it back in 2006 and we sat him down and made him sign a letter saying he will never do it again. We monitored him for a while and was confident he has straighten up but I went to tell him we are selling and there it was again. She told him to get rid of it otherwise I will evict him and he said absolutely, it is gone today. I sent a handyman to turn on his electric heater for the winter and he calls me and says ...'just so you know, there is a propane tank in the house!"

Background: he has brain damage and sometimes has difficulty understand complex things but he understands clearly this is a no no.

I went over to the fire department and they said sorry it is private property we can't do anything about it until something happens. I said you mean until the house blows up or he dies of carbon monoxide poisoning? and they laughed and said pretty much! Sheesh. Next, I called code enforcement and they said sorry we can't help you will have to talk to community development. I called them and she said I will do some research and get back to you. Bottom line, no agency will get involved since it is private property but all of them confirmed that as his landlord I have a right to tell him to cease and desist.

I went over and talked to him and I made it clear he will be evicted if I ever find that tank in the house (there was no sign of it when I was there).

Next step: Send him a certified letter saying I will be conducting unannounced visits and I will start the eviction process if I find that tank again.

We have a new judge who is very tenant friendly and for non rent payment related issues I have to send him a 7 day notice 2x before I can start the process.

Anyway, is there anything else I should have done or should do? I appreciate you guys taking the time to read this.