Tenant gave notice & now got a dog - how would you play it?

[Lewis Christman]

A tenant gave me notice and I confirmed it and posted a letter on the door as well as sent certified letter.  She has broken the front door and basically messed up the unit.  She is to be out at the end of April.  Now she has gotten a dog (or one of the people she has staying there has a dog) and they let it run loose apparently (I just found this out last night).  She does not have a pet addendum.  Do I file eviction paperwork for this or let it ride with the end of the lease (hoping she is out).  If anyone wants to share a letter they would post / send please send it to me.

[Patricia Steiner]

I would post a letter at the door stating that with only weeks before her departure, you would not want her to lose the return of her security deposit due to damage to the property or by having a pet on the premises.  As a result, a pre-exit inspection has been scheduled for (give your state's legal inspection notice); while this inspection will not replace the one at the time she exits the property, it will give both parties an indication of any possible offsets to her security deposit. 

This will "remind" her that damages and lease violations will not be over-looked.  If the dog is there during the inspection (or it's obvious that one has been there), you can remind her that a pet on premises is a violation of her lease and ask how she would like to remedy it:  dog be found a temporary home, she can move out now - but rent still due until notice date, etc.  

If you "just let it all go" until she moves out, she will "let it all go" and the damages will be greater than they already are.  Protect your property and landlord rights.  A "friendly" letter reminding her that return of a security deposit is not an automatic event may do the trick.

May the force be with you...