From the BiggerPockets Blog

 BiggerPockets Blog »

Jump to Forum View All

Click a category below to view different forum categories.

BiggerPockets

General Info

BiggerPockets Q&A, Site Questions, & Announcements

1504 topics, 14360 posts — Last Post 04/15/14, 08:53PM

BiggerPockets Exclusive PRO Area

116 topics, 834 posts — Last Post 04/15/14, 11:19PM

New Member Introductions

10838 topics, 85176 posts — Last Post 04/15/14, 11:33PM

Real Estate Success Stories

391 topics, 6092 posts — Last Post 04/15/14, 11:38PM

General Real Estate

General Real Estate

Buying & Selling Real Estate

5897 topics, 46516 posts — Last Post 04/16/14, 12:18AM

Renters

640 topics, 5788 posts — Last Post 04/15/14, 06:49PM

Get Foreclosure Help - Help Stop Foreclosure Forum

316 topics, 2556 posts — Last Post 04/15/14, 07:51AM

Home Owner Association (HOA) Issues & Problems Forum

236 topics, 1602 posts — Last Post 04/13/14, 02:11PM

Do it Yourself

653 topics, 6251 posts — Last Post 04/15/14, 11:23PM

Reviews & Feedback

Real Estate Deal Analysis and Advice

3650 topics, 29286 posts — Last Post 04/15/14, 11:16PM

Real Estate Guru, Book & Course Reviews and Discussions

1129 topics, 11527 posts — Last Post 04/15/14, 10:37PM

Ask About A Real Estate Company

736 topics, 7286 posts — Last Post 04/15/14, 02:45PM

Real Estate Investing

Real Estate Strategies

Wholesaling

5580 topics, 43634 posts — Last Post 04/15/14, 09:15PM

Rehabbing and House Flipping

3317 topics, 30838 posts — Last Post 04/15/14, 10:31PM

Real Estate Development & New Home Construction

551 topics, 4678 posts — Last Post 04/14/14, 01:02AM

Innovative Strategies

698 topics, 5991 posts — Last Post 04/13/14, 06:35PM

Tax Liens, Notes, Paper, & Cash Flows Discussion

863 topics, 6640 posts — Last Post 04/15/14, 06:59PM

Rent to Own a.k.a. Lease Purchase, Lease Options

689 topics, 4846 posts — Last Post 04/14/14, 04:40PM

1031 Exchanges

142 topics, 1049 posts — Last Post 04/08/14, 08:22AM

Foreclosure Investing

General Foreclosure & Pre-Foreclosure Forums

1686 topics, 11281 posts — Last Post 04/15/14, 03:20AM

HUD, VA, and Tax Sales

414 topics, 3085 posts — Last Post 04/14/14, 06:29PM

REOs

1212 topics, 10563 posts — Last Post 04/15/14, 01:08PM

Short Sales

1533 topics, 13117 posts — Last Post 04/15/14, 07:10PM

Landlord & Tenant Forums

Landlord & Rental Property Questions

7183 topics, 70443 posts — Last Post 04/16/14, 12:00AM

Mobile Homes & Mobile Home Park Investing

636 topics, 5127 posts — Last Post 04/15/14, 09:59PM

Investor Basics

Starting Out

7670 topics, 60229 posts — Last Post 04/15/14, 11:55PM

Investor Psychology

430 topics, 6092 posts — Last Post 04/14/14, 06:53PM

General Real Estate Investing

4706 topics, 37120 posts — Last Post 04/15/14, 11:15PM

Real Estate Investor Marketing

1728 topics, 14068 posts — Last Post 04/15/14, 10:57PM

Commercial Real Estate

Commercial Real Estate Investing Forum

1409 topics, 8967 posts — Last Post 04/15/14, 08:35PM

Multi-Family and Apartment Investing

1100 topics, 9145 posts — Last Post 04/15/14, 10:32PM

The Business of Real Estate

Real Estate Technology and the Internet

Real Estate Technology, Social Media & Blogging

638 topics, 4883 posts — Last Post 04/15/14, 01:41PM

Business Basics

Goals, Business Plans & Entities

827 topics, 7526 posts — Last Post 04/15/14, 07:32PM

Real Estate Finance & Legal

Financial, Tax, and Legal

Tax, Legal Issues, Contracts, Self-Directed IRA

2778 topics, 19965 posts — Last Post 04/15/14, 10:02PM

Property Insurance

308 topics, 2036 posts — Last Post 04/14/14, 07:40AM

Personal Finance Discussion

327 topics, 2686 posts — Last Post 04/04/14, 02:51PM

Loans, Mortgages, Credit Lines

Private & Conventional Lending Discussion

2822 topics, 19655 posts — Last Post 04/15/14, 07:17PM

Creative Real Estate Financing

1206 topics, 8758 posts — Last Post 04/15/14, 02:21PM

Crowdfunding Real Estate

35 topics, 455 posts — Last Post 04/14/14, 02:14PM

Real Estate Professionals

Real Estate Professionals

Real Estate Agents

1204 topics, 7919 posts — Last Post 04/15/14, 09:27PM

Bankers, Lenders, and Mortgage Brokers

440 topics, 1917 posts — Last Post 04/15/14, 07:37AM

Contractors

261 topics, 1656 posts — Last Post 04/15/14, 07:17PM

Local Real Estate

Local Real Estate

Local Real Estate Networking & Recommendations

1979 topics, 11548 posts — Last Post 04/15/14, 11:32PM

Americans & International Real Estate

161 topics, 566 posts — Last Post 04/14/14, 11:19AM

Foreigners Buying in the USA

62 topics, 409 posts — Last Post 04/10/14, 06:27AM

Canadian Real Estate

64 topics, 422 posts — Last Post 04/14/14, 05:41PM

Marketplace

Real Estate Marketplace

Real Estate Marketplace

14978 topics, 53844 posts — Last Post 04/16/14, 12:22AM

Real Estate Events and Happenings

162 topics, 2396 posts — Last Post 04/16/14, 12:21AM

Off-Topic

Off Topic

Off-Topic

2902 topics, 32394 posts — Last Post 04/15/14, 06:04PM

Housing News & Real Estate Market

913 topics, 8330 posts — Last Post 04/15/14, 10:21AM

BiggerPockets Real Estate Investing Summit

97 topics, 1751 posts — Last Post 04/10/14, 02:27PM

BiggerPockets Resources

Pet Violation

11 posts by 9 users

Signup


New to being a landlord. My wife and I just purchased three duplexes in the state of Missouri for investments. All units were occupied when purchased with leases.
Upon taking possession, one renter, who had only been there one month under old management, decided that she could not live without her dog. It specifically states 'No Pets' in lease. What are my first steps? What type of documentation should I give these tenants to make life easier down the road? And were online can I get a copy? Someone mentioned that I need to serve them a " Notice to Perform" , is this correct? Thx for helping.



Real Estate Investor · Ohio


First, you need to decide whether you are going to accept pets or not. I do accept pets, but I charge additional monthly rent and an additional deposit. In my experience, people are MUCH harder on rental properties than animals.

If you decide that you do not want to accept pets and the lease says " no pets" , then you should enforce the lease. You need to KNOW what the law is in Missouri. Here in Ohio, if I wanted to make a tenant comply with the lease, I would give them a 30-day notice. This requires them to either correct the problem (get rid of the tenant) or vacate the premises within a month. If they don't comply and don't move, then you would file the eviction in court. That is Ohio - you need to KNOW how it works in Missouri. Screwing up the paperwork will result in a failed eviction and extra expenses.

Good Luck,




Well a notice to perform usually comes after you address the problem by talking to the tenant, writing letters, etc. Try getting pet agreement This document not only lists the pet’s information (Name, weight, age, etc.) but also clarifies the rules and regulations for the pet. It is important to explain to the Tenant that each pet must be accounted for to prevent unauthorized pet(s). Allowing pets may make your property more appealing and easier to rent. You may want to consider collecting an additional security deposit or increase the rent when allowing a pet; but it is important to check if there are limits or restrictions in your state. The advantage will be that any damage to the rental unit from a pet is solely the responsibility of the tenant and must be immediately repaired, cleaned and/or replaced at the tenant’s expense. The agreement form you can get on ezlandlordforms.com

Keep in mind that if you are evicting for rent-it's far more black & white as far as the courts are concerned.

If you are evicting for any other reason than rent-it's a lot harder and you have to documentation that you tried to correct the problem outside of court.

This could a tough one because this tenant can go get a note from her doctor saying she needs the animal as a " therapy dog.." and it could get dragged out in courts for months.

Unfortunately-at this time the " therapy" animals are sort of a new thing and there isn't any legislation covering them yet that I've heard of. HOWEVER-if it's an " assistance animal" you can't turn the person down for rental or evict them.

Try reasoning with her verbally first and follow-up with a letter.

Good luck. It might wind up being easier to just collect a pet deposit and go from there.



Real Estate Broker · Southington, Connecticut


First - become very familiar with your state specific landlord tenant laws. Second - Once a month old renter violates your lease and you let it happen, they will be walking all over you for the duration. Plus why should the rest of the tenants follow the no pets clause if jane doesn't have to? Pick your stand on pets and make everyone comply. If she won't, do as your state laws allow you to proceed to get her to comply, and if she won't, evict her. Lay down the law right away, especially as the new LL.




just had a tenant leave the state, no utilities, pet inside. Hot weather. There is a requirement of 14 days to service notice to correct but if animals are in danger it's worth trying to get the notice posted and moving for eviction...even if you lose. This was a situation where one pet was approved and other pet was moved in. If you have a no pets lease, give notice to get rid of the pet and if not corrected, evict. Save yourself the headache of worrying about lack of care...not to mention the mess left from lack of proper
attention. Why oh Why oh Why.




Upon a recent outdoor inspection, requested by my tenant, I discovered that she has a large dog living inside the dwelling. The lease states that she had no pets when she moved in and that a pet agreement must be submitted to me for approval prior to her ever getting one. My question: What would be a fair rent increase per month for her new, not so little, furry friend. Having two dogs myself, I know how much extra wear and tear they have had on my residence. Also, how much of an additional security deposit would you suggest?




some apartment complexes charge a non refundable pet deposit of $200-300. I rented a new house to some bankers (young) who were responsible with their pet but guess what......forgot to leave the utilities on for a full cleaning. Thank god I'm now involved as I sold the building. Nonrefundable would cover the cleaning they won't do when a pet is a occupant.

Probably in this area most landlord would handle it through the deposit instead of asking more rent but more important 1) who's responsible for taking the dog out 2) how many times a day 3) does the lease now state that the poop is to be picked up by the owner on a regular basis 4) Is it a breed that won't get your homeowner's insurance canceled? Make sure you know the name and number of a backup person in case you have to enter the apartment due to the animal having some type of emergency.

If the tenant withheld information about having a dog...that's a bad sign. Proceed with due caution and amend your lease to include assurances on pet care.



Real Estate Investor · Ohio


Grovenpal,

I charge $50 extra per month AND $200 extra security deposit for a large pet. I also make them sign a pet addendum to the lease. They must pay for any damage from the pet that I discover immediately.

Mike




I have never been the landlord, but since I have had pets, I wanted to weigh in.

#1--When we signed our lease, we had to give a picture of the dog and sign a Pet Addendum, stating there was a $300 non-refundable fee for the dog. This was for my roommate's dog, who is a pit bull. I think they knew it was a pit and they even said something about it jokingly. They let it slide even tho that is one of the restricted breeds. I got a puppy during the time we were there, and didn't tell them. My dog was a white German Shepherd, and, long story short, my roommate wanted to get me in trouble so she called the landlord and they came and found my dog. They said they would evict us if the dog wasn't removed. The next day, I took her to my friend's house to live. I ended up moving out and still paying my part of the rent, but, again, long story short, my roommate trashed the place, and they kept our deposit and wanted lots more money for stuff my roommate had done. Included on the letter I got was a $300 fee for the " unapproved animal." I was really pissed off and I ended up never paying a dime (way too long of a story, and its not relevant here).

#2--The next apartment I was in, they didn't care what kind of dog it was, how much it weighed, nothing. My security deposit was only like $200 and the pet fee was $250 I think, it was supposed to be nonrefundable. No additional pet rent was charged. We ended up moving out early and breaking the lease with their approval, and got a " deposit refund" check for $260. Very different than the previous story, huh?

My advice is to have a Pet Addendum, charge a non-refundable pet fee, and charge like $25/mo pet rent. Remember whatever your insurance company's rules are about breeds of pets (no GSDs, Chows, Pits, Rots, etc.). If you find an unauthorized pet, give them (curable) eviction notice, and if they don't comply, start eviction proceedings. If they do comply, keep an eye on them to make sure they stay in compliance. I wonder if there's a way to write in the addendum that they are subject to random inspection if they are found in noncompliance? I'm not sure if that's legal tho.




pets, depending on the neighborhood, can be a rental agents' nightmare...



Property Manager · Honolulu, HI


Personally, I do not allow pets. Not dogs, not cats, not iquanas, not snakes...In spite of the fact I have run into numerous pets with bad attitudes or manners, I have NEVER met a pet owner that was aware of those traits.

First off, you MUST check your local landlord and tenant codes. Some jurisdictions do not allow you to charge additional rent and/or deposit for pets. Make a mistake here, and it will cost you dearly.

Second, if the lease says no pets, IMMEDIATELY take the first step required legally by your locale- usually along the lines of the 10 or 14 day Notice of Lease Breach. Then just follow through with the process.

Finally, if you really want to allow pets, the Humane Society usually has a ready to use Pet Addendum, Pet Registration, and Pet Tips available on line ready to print, and covers most of the bases.





Sign up