Tenant's dog attacked my husband!

[Sarah B.]

Two weeks ago my tenant's dog (listed on her lease) attacked my husband as he dropped by to deliver a Christmas basket (no good deed goes unpunished?).  Jumped up and went for my husband's throat/neck but fortunately my husband was able to duck and instead got bit in the face and mouth (rather than a potentially fatal neck wound).  My husband turned to run and was then bit on the backside twice before tenant could restrain dog.  Authorities were notified and dog was quarantined for 10 days but is now back at the house.  After discussing with our attorney, we decided to withdraw consent for the animal as this places us at risk of liability for potential future attacks, since we know now how vicious the animal can be, even when unprovoked.  Our lease gives us the option to revoke consent for the animal, providing 30 days notice to the tenant.  We have offered her 30 day notice to get rid of him, as well as the option to terminate the lease early without penalty if she doesn't want to get rid of the dog (which we don't have to do, but are doing so out of kindness).   I have emailed, texted, called and sent a certified letter, but still no response from tenant whatsoever.  We are obviously hesitant to go to the house in person out of fear of future attacks but I know hiring an eviction is expensive, and we are not to that stage yet - just want to communicate with her on her plans.  Attorney says we can threaten to sue for injuries from dog if tenant is uncooperative, but we want to avoid that, and an eviction, if at all possible.  Any suggestions?  I am honestly shocked that our tenant is being so avoidant/elusive, with how kind we are being given the circumstance!!  We could certainly go after her just for my husband's medical bills, but instead are being kind and understanding - but getting very frustrated at her lack of reply!

[Richard Sherman]

@Sarah B. First, I am so sorry this happened and I hope your husband heals up fast.  Ok, now I get mean.

1. This is another reason you REQUIRE renters insurance.  Do you know if they have it?  If they do you need to let your insurance company know so they can go after them.

2. I am probably suing them if this is me.  Sorry,  well behaved and safe animals do not do this kind of thing.

3. I am also contacting the police and local animal control and seeing what can be done to get the animal put down.  That will depend on state but in many, an animal that attacks like that is DONE (AND THEY SHOULD BE) that could have been a kid and it could have killed them..

4. ALSO I am evicting them.  There are several items in the lease probably covered by this.