And it is an eviction and revocation of your permission for them to access the property.

Tenant does improvements on their own without permission - if it is truly an improvement in our judgement then I don't say anything, because I don't care if someone wants to make my property nicer at their expense.

Account Closed Does you lease have anything in it that states that the tenant is not allowed to have pets except for service animals or requires additional fees and permission from you? 

Another thing I'll mention is the landlord as broken his own lease multiple times by entering our house without permission while nobody was present and often walks in unannounced.Appreciate any thoughts

You buy them from him and you need his permission to pick the lock or kick in the door.

Ask for permission over begging for forgiveness with the City/County. 

I could see the judge granting permission for the lease to be fulfilled.

In the 1980s I rented (not owned) a house in Seattle and quite successfully sublet a room (with the landlord's permission) to medical school graduates (MDs) who were doing their externships with the University of Washington Medical School.

The seller promptly fired back and claimed the following:I had breached the contract by “acting in bad faith” when I contacted Pizza Hut without his permission. 

I've heard the saying, "it's better to ask for forgiveness than permission", does this apply here?