Help with additional pet violation of lease

[Linda Thomas]

Hello everyone,

I need some advice please located in Lehigh County PA.  Tenant moved in 1 and half years ago. Lease agreement allowed for 2 dogs with a non refundable pet fee. Found out now that the tenant has 6 dogs which is a violation of the lease. I know that I need to provide her notice to remove unauthorized pets from the premises - my questions are as follows:

1. How many days do I give her to remediate this situation? 

2. Can I take a pic of the notice and send to her phone and her email? or does it have to be posted on the property door or mailed? 

3. Should I consider letting her pay to allow them to stay? 

thanks everyone! 

[Nathan Gesner]

Quote from @Tim Herman:

@Linda Thomas

The notice period Tim references is for eviction, not for correction. You can give them shorter notice. I would tell them they have one week to rehome the dogs or they can give a 30-day notice and move out. After the animals are removed, you should verify with an inspection and look for any damages. If you do find damages, I would give them 15 to 30 days to correct those damages and pass another inspection. You don't want to wait until they vacate and then get hit with a large expense along with the ordinary turnover in vacancy costs.