Unsafe conditions caused by tenant and animals - what to do when?

Question

Property manager for SFH here. Upon annual walkthrough, discovered an animal hoarding situation (10 dogs when 2 were allowed on lease) with exceptional damage to the floor and walls. Nearly all furniture is destroyed, bathrooms are unusable, and trash throughout the downstairs. Although they are already within a 72 hour window for Notice to Cure for nonpayment, but these issues are separate, more severe and immediate. Concern is getting the dogs out of there, potential APS involvement to rehome the older woman with health issues, and immediately getting the cleaning crews in there. Posting a 3-day Notice for Substantial Violation today.

Anyone been through a scenario like this that might share their experience with handling and moving on?
Constructive responses only, please.

John Clark · Answer

Call the health department and whatever agencies safeguard the elderly NOW. Eviction is a lot easier when health safety and welfare endangerment caused by the tenant is concerned.

James Jones · Answer

This is one of those situations where you separate legal process, safety, and asset protection immediately.

Short version: treat it as a health and safety emergency first, lease violation second.

Here’s how I’ve seen this handled effectively:

1. Document everything today

Photos and video of every room

Count visible animals

Note odors, biohazard conditions, structural damage

Save inspection reports

You may need this for:

Eviction court

Animal control

Insurance

Civil damages later

2. Call Animal Control immediately

Ten dogs when two are allowed is not just a lease issue, it’s likely a code violation and potentially cruelty/neglect.

Animal Control can:

Remove excess animals

Document conditions

Create an official record that strengthens your substantial violation case

Do not try to coordinate dog removal yourself.

3. Loop in APS carefully

If there are health issues and hoarding, APS involvement can:

Protect you from claims of harassment

Create a relocation pathway

Reduce escalation risk

It also shows the court you acted reasonably and compassionately.

4. Post the correct notice for your jurisdiction

You’re already doing a 3-day for substantial violation. Make sure:

It references unauthorized animals

Health and safety hazard

Property damage

Nuisance if applicable

Have counsel review if possible. Courts look closely at procedural mistakes in these cases.

5. Do NOT enter for cleanup yet

Until possession is legally regained, you cannot:

Remove property

Bring in cleaning crews

Dispose of items

Even if it’s disgusting. Wait for legal possession.

6. Prepare for a heavy remediation bill

Animal hoarding often means:

Subfloor replacement

Drywall cutouts

HVAC duct cleaning or replacement

Ozone treatment

Possibly full flooring demo

Budget like it’s worse than it looks.

7. Consider cash for keys only if:

Animals are already being removed

APS is involved

You get a signed surrender of possession

Otherwise you risk paying and still dealing with delays.

Big picture

Courts tend to move faster on:

Health hazards

Unauthorized animals

Severe lease violations

This is usually easier to win than nonpayment alone.

The key is to:

Stay procedural

Stay documented

Stay unemotional

You’re not punishing someone. You’re mitigating risk and protecting an asset.

These cases are messy, but if handled cleanly, they usually resolve faster than expected once agencies get involved.

Theresa Harris · Answer

Wow.  Sorry you are experiencing this.  Start by calling animal control to have the animals removed and put in a safe environment.  Then contact someone who deals with mental health and put them in contact with the tenant.  Start eviction as well.

Brandon Hagen · Answer

Thanks all for the insight on this. The process is in motion and all this feedback has been tremendously helpful.

Jules Aton · Answer

APS and animal welfare calls would be my first priority. You aren’t making any claims other than that you have concerns and are requesting the appropriate agencies investigate. Sorry you have to deal with this but the animals and possibly elderly person will benefit from your help.

Caleb Brown · Answer

I'd reach out to an attorney and review your lease. You should have language in there about if they break the lease (having way more animals and the unsafe living). On top of that is there any ordinances where it's specified how many animals/dogs are allowed? Should have grounds to give them notice to move out and remove them.

Janice Carter · Answer

Wow, that looks really bad. You are on the right track separating nonpayment from a substantial lease violation. In situations like this, documentation is everything, photos, video, written inspection notes and, if possible, a third-party witness.

I would also consult a local landlord-tenant attorney immediately as animal hoarding and health issues can get complicated fast. Contact animal control rather than handling the dogs yourself. Also, be cautious about involving APS. Instead, get legal guidance first to avoid missteps. Avoid sending crews in until you have legal possession. These cases escalate quickly, so move methodically and protect yourself legally at every step.

Unsafe conditions caused by tenant and animals - what to do when?

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