What am I walking into with these feuding neighbors?

Question

What would you do?

I’m working  on a deal and we are close to closing it. I find out the tenants have serious problems because one of the tenants dogs ran into the other tenants yard and bit their dog causing permanent damage.

A little cheap wire fence was thrown up, but the tenant with the injured dog is extremely upset that the previous landlord didn’t do anything about the issue and asking me to resolve it.

I have no idea how to handle this? The other landlord just did nothing, so the problem will still be there.

Evict all tenants with a no dog policy? The whole lot has dogs.

Inspectors and appraisers have been paid. The bank is involved and now this? How do I address it so I don’t wind up being the one that’s bit.

Can I even evict over something that happened before owning the properties? These are all paying tenants that have been in place for 3 and 4 years, so the properties would be turn key..

Dennis M. · Answer

Sounds like you either enforce your lease with a no dog policy  or put up a fence or barrier . If this is a major dilemma for you then self managing  is going to be a long hard road for you

Scott Mac · Answer

@Roxanne McClain

Hi Roxanne,

If you are going to be a Pet Landlord, you might want to think about having "Pet Rules" for the Pet owners in the lease (a dogs paw print on the lease won't hold up in court).

Then if there's a violation of your "Pet Rules" you could simply remind the resident they have to follow the reasonable rules of conduct regarding their pet, or you could (possibly) serve an eviction notice for "pet rules violation" (if your local jurisdiction will evict for that).

Also an animal that has attacked a person or another animal on the property might need to be removed immediately to avoid a potential liability issue for yourself. (Discuss this with a local attorney)

It would be wise to discuss your lease wording options regarding this and your legal exposure as the owner of a Pet Friendly rental with a local attorney.

And at a minimum avoid the "Dog Breeds" that insurance companies will drop you for.

And regarding cats, there are no "Pit Cats" only "Pet Cats"... much less to worry about.

Good Luck!

Roxanne McClain · Answer

@Dennis M. Gee thanks. So which would you do? Enforce it and start out with a bunch of empty units to rent out or put up a fence? Fences are not exactly cheap either.

Chris Szepessy · Answer

What about installing an actual fence? Preferably a privacy fence, although a chain link would be cheaper. I'm not sure how big your lot is, but I know from personal experience, fences can be expensive. You implied that both neighbors are tenants so why not try to contact the owner of the other property and see if he/she will split the cost of the fence on the property line? That would lower the cost a little.

The other option is to not renew their lease when it's up.

Evan Brookman · Answer

What I would suggest is to get you and your tenant a pet insurance. Just get prepared for the incidents.

Theresa Harris · Answer

If they are 3 sfh side by side, I'd put up a fence in the back yards to separate them.  Once done, I'd also up the rent which will help cover the costs of the fence.

Jennifer Rysdam · Answer

I would make the aggressive dog leave. Part of my leasing process is not to allow aggressive dogs. What if it happens again and a kid tries to intervene? Just tell that tenant that they have the option to rehome the dog or get out of their lease early. Just explain to them that as an owner it's a huge liability for you. Also, you can insure yourself for a ton, but if something happens and they find out that it has happened previously they may try to find a way to deny your coverage. Your property, your rules. It will also make it clear to the other renters that they need to keep their own dogs in check. I would also create a dog policy of keeping them on leashes at all times. Good luck!

Matthew Paul · Answer

I would suggest that you make each and every tenant that has a pet get a very high insurance policy and get one yourself to

Matt M. · Answer

Edit above- wouldn’t pay not would

Matt M. · Answer

@Scott Mac

Not on the mobile app.. but thanks

What am I walking into with these feuding neighbors?

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