No pet/damage deposits allowed, renter moving, pet ate patio door

[Tashsa Holmes]

Hi everyone,

House is in Ont. Canada, where you can only collect first and last month's rent when a renter signs lease. You can't collect damage deposits, or pet deposits for renters that have pets. A renter can sign lease, have no pets and a day later bring a pet home and you can't do anything about it. 

We did include in our lease renter is responsible to cover pet damages and to have carpet cleaned prior to moving out.

This is my concern, renter is moving out Feb 1st, damage to patio door was discovered when showing place. Its a new patio put in one year ago. The dog ate up and down the side of the patio door. It is recent damage that was not mentioned to me which makes me think renter has no intention of fixing it. Its pretty bad so it has to be replaced.

How to get replacement money from tenant without going to small claims court? 

This isn't a cheap purchase

Its a easily $700 for patio door. That doesn't include installing it. Plus to carpet clean place it's $300.

Should I remind renter of lease about pet damages and ask renter to cover replacement costs and that is it or 

should I give renter a couple options, let renter chose one that works.  

Such as a payment plan, how would you break it down,

or should I have renter move out earlier and use renter last as payment to cover cost? 

or say cover the patio and we will cover the carpet cleaning?

or have renter pay half and move out two weeks earlier so we can fix it before new renter moves in Feb?

My concern is the timing, its right after Christmas will renter have any money. I believe its a paycheck to paycheck situation.

Any suggestions would be so helpful.

Thanks