New landlord - Current tenant has a Pitbull, best way to proceed

[Ricardo Murph II]

Just closed on a Duplex in Cleveland Ohio. When setting up insurance with a broker the company with the best rates does no allow for pitbulls. Well my tenant has a pit and two chihuahuas. He is on month to month paying undermarket rent. He has been there for 4 years. The upstairs unit is vacant. I was hoping to keep him around until I get the upstairs rented which could take a couple months since it needs some work. I was then going to put him on a lease if he wanted to pay market rent and pet rent. Or allow him to move out. The insurance broker say the dog has to be out in 30 days. The insurance premium for the plan that doesn't have any dog exclusions is an extra $1000 per year. What is the best way to approach this? I am not ready for a new lease where I raise rent $150 because the tenant might move and leave me 100% vacant. Should I look for more insurance and not share so much info this time? Should I just ask him for get rid of his dog without taking about a new lease? Should I just bring a new lease to him with market rent that includes no pitbulls and $25 per month pet fee per little dog?

[Brian Garlington]

@Ricardo Murph II

Bite the bullet and get rid of the tenant ASAP.   Tell him that your insurance company will NOT allow anyone that has a pit bull and since he is month to month anyway, he needs to go. DO NOT throw it in his face he is paying below market rent. He knows this. 

You're worried about your vacant unit upstairs? Trust me...your prospective new tenants in the vacant unit will see that their prospective new neighbor has 3 dogs including one pit bull and you will have a very hard time renting that other unit. Plus...You dont ever want them to have conversations with each other and your inherited tenant brags about how little he pays....

You also need to do this NOW because trying to get tenants to move anywhere in Cleveland once November through March hits is VERY difficult. Start the eviction process with him now while you're getting the other unit fixed up.  Then you will be able to rent BOTH units out at market rent and you will have less headaches.