My tenant is taking care of other people's dogs

[Lee L.]

Hi BP,

This past weekend, I learned that the tenants in one of my units are taking care of 3 dogs that do not belong to them. According to the lease they are allowed to have 2 pets (1 large dog, and one small dog).  I believe one of the tenants is a dog groomer or trainer. They have a $250 pet deposit, and a security deposit = 1 month's rent. 

Now, there are 5 husky-sized dogs in the 650ft apartment. They seem pretty well-behaved, but I'd rather not have 5 dogs in the apartment.

What can I do?

Also, if it says in the lease that they could have 1 big dog and 1 small dog, but now there are two big dogs, is there anything I can do? My guess is that one of the dogs grew up. I didn't write the lease. Any advice would be appreciated.  

[Marcia Maynard]

Consider MTM rental agreements for the future. Then you can change the terms as you find the need. You can however enforce the terms of your lease agreement and get on it right away. Be swift, firm, fair and friendly. Since they are breaking the terms of your agreement, talk to them and guide them on what they need to do to come into compliance. If you need to, serve a legal notice to comply. Then follow through.

Also, now would be a good time to do a property maintenance inspection. Give proper notice to enter for this purpose. While you are there look for other evidence of lease violations. If a tenant is breaking one rule, they are probably breaking others. Charge for damages as you discover them. Reestablish the terms of your agreement. When the lease expires consider putting clearer and firmer language in your lease. Good luck!