2 tenants multiple dogs-shared yard-lots of poop in the yard

Investor · Madison, IN · Member since 2016 · 110 posts · 89 votes

I have 4 units with a shared yard. I inherited 2 tenants with dogs(total of 7 dogs). They both have year leases that I also inherited. The leases don't have a pet clause or anything about the consequences of not picking up dog waste. I've spoken to both of them several times about picking up poop every time their dog poops. The tenant that has 4 dogs does go around the yard with a pooper scooper several times a week picking up poop. The other tenant with 3 dogs I don't think picks up after her dogs ever. I've seen them in the yard a lot unattended. So now it's mowing season and there's dog poop everywhere in the yard that I mow. I'm extremely mad about the poop in the yard. Not sure what to do all summer. Their leases expire in September.

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Nathan GesnerBusiness Member

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Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes

Call the City and file a complaint. The city should have ordinances about this and can force the tenants to clean up or face fines. You might also check regarding all pet ordinances. One of the towns I work in has a city ordinance that says no more than two pets per unit. If yours had a limit, you may be able to get rid of them that way.

You should also remember most apartment tenants are unsophisticated. They don't read their lease, they don't know the law, and you can use this to your advantage. Notify them in writing of two things:

1. If the yard is not picked up before you mow the lawn, you will clean up and charge $100 ($50 each) to do it for them. Then stick to it. Failure to pay may be grounds for eviction.

2. You are converting the property to a no-pet property. When their lease expires, you will not renew them under any circumstances. If they wish to leave early, allow them to leave without penalty.

I can't understand how any Landlord would think it's acceptable to allow four dogs in an apartment. I hope you got a good deal on it!

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Nathan GesnerBusiness Member
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Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
9y
Call the City and file a complaint. The city should have ordinances about this and can force the tenants to clean up or face fines. You might also check regarding all pet ordinances. One of the towns I work in has a city ordinance that says no more than two pets per unit. If yours had a limit, you may be able to get rid of them that way.
You should also remember most apartment tenants are unsophisticated. They don't read their lease, they don't know the law, and you can use this to your advantage. Notify them in writing of two things:
1. If the yard is not picked up before you mow the lawn, you will clean up and charge $100 ($50 each) to do it for them. Then stick to it. Failure to pay may be grounds for eviction.
2. You are converting the property to a no-pet property. When their lease expires, you will not renew them under any circumstances. If they wish to leave early, allow them to leave without penalty.
I can't understand how any Landlord would think it's acceptable to allow four dogs in an apartment. I hope you got a good deal on it!
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Bob B.
Investor · Jasper GA · Member since 2015 · 1k+ posts · 1k+ votes
9y
@Julie Thevenow I agree with @Nathan Gesner I would call the city.
Also, there are 2 Pooper Scooper Businesses in your city. I would get estimated from them, let the tenants know that they will be responsible for the monthly clean up fees. I would show them in the lease where they are responsible to take care of the property and if they don't like it they can find another place to live.
Good luck.
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Mindy JensenPro Member
BiggerPockets Money Podcast Host · Longmont, CO · Member since 2014 · 7k+ posts · 10k+ votes
9y
@Julie Thevenow , I can't vote for @Nathan Gesner s post enough. Especially point 2. 4 dogs is ridiculous, 3 dogs is ridiculous in an apartment.
They probably will not take you up on leaving early, however, because who else is going to allow them to have that many animals in their units?
Check with your state's landlord tenant laws, and give as much notice as you need to to get them out at the end of their current lease period. They may give you hassle about not being able to find another property to live in. Their excessive pets are not your problem.
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