Asking for pet rules

[Yenlan Patton]

My husband and I own few houses for rent for additional income. We have 2 family moved in few months back at our properties. These 2 family have the same issue…"sneaking" the pet while they signed without pets. One family agreed to deduct from their deposit. But one lady who live on our other property claimed that's her daughter's dog only for visit.her daughter visit a lot and bring the dog with her. I addressed this with our tenant and she started complain about the house conditions such the carpet, window blind etc. I gave her the paper list but she hasn't returned it to me. Today I was in the area and swing by for pick up pot plants because its freeze tonight, I saw the front door open so i knocked, saw the dog again. I know it's a small dog, maltipoo breed but the fact she let her daughter bringing the dog to the house without our knowledge. What should we do?. We are a small business owner, with all the maintenance and labor cost uprising and we are charging rate under market value to help, this kinda slapping our face.

[Nathan Gesner]

You need to develop rules and then processes/consequences for handling violations.

It's a no-pet property. That means no pets living there, no pets visiting there. No means no. Give her a written warning that you do not allow animals on the property, even for short visits, and that one more violation will result in termination.

You also should never deduct money from a deposit while the tenant still resides there. The deposit is your leverage for compliance and protection against damages when they move out. You shouldn't allow them to violate your lease, and you shouldn't take money from the deposit to cover their violation because it takes away your leverage.

You're charging below-market rent. You know what that gets you? Below-market renters that treat your property poorly. You're seeing the results of it now. Charge market rates and you'll typically get higher-quality renters.

I'm just being honest. You're making many mistakes and you are bound to make more. You may think the Tenants will appreciate your kindness, but the truth is the vast majority of them will just take advantage of you. They don't care about you, and they don't care if you care about them. Consider handing these over to a property manager that knows how to screen tenants, set solid rules, enforce the rules, and maximize your income.