Problems with tenants dog and neighbors

[Shaun R.]

Apparently one of my new tenant's dogs log the water.  The dog is friendly, but it jumped the 4 ft fence in the backyard a couple weeks ago, went into the neighbor's yard, and jumped in their above ground pool while their kids were swimming.  We removed the small 4 ft section of fence and had a 6 ft fence installed.  Well, it seems that the dog can also jump over the 6 ft fence, so I got another call from the neighbor yesterday saying it happened again.

Obviously, they aren't happy about the dog jumping in the pool with their kids, regardless of whether or not it's friendly.  

The HOA restrictions specifically say that "Pets must be kept in a manner that does not disturb the peaceful enjoyment of residents of other lots" and one of the terms of the lease is that the tenant abides by the HOA restrictions.

How would you handle this if it continues after you warn the tenant, and the neighbor keeps complaining?

[Michael Jones]

Amend the lease to include that all dogs must be on a leash if outdoors. Any notice of the dog being off the leash is a leash violation and requires a fix or quit letter. The second violation in a six month period is an eviction.

You are getting off cheap with just a warning so do not mess with fate. The next call could easily be that the dog jumped the fence and one of the children were startled and fell off the pool deck and now has a concussion and possible fractured neck. How much insurance coverage do you have and does your policy even cover a dog large enough to jump a six foot fence?

Get the dog under control by requiring a leash at all times when out doors,  get the dog off your property or take the risk on a lawsuit that you may not be covered for.

Your choice.