Outdoor pet is now an indoor pet

Investor · Central, AR · Member since 2016 · 34 posts · 10 votes

I have a tenant in which I agreed to them having an outside dog. It is specified as outside on the lease, the pet addendum, and in multiple messages between myself and the tenants. On two occasions when I have had the home serviced I've been told that the dog is inside. I have already warned them about violating the pet policy. I am honestly tired of worrying that the animal is inside the home at this point. Additionally the last person inside said the home is starting to smell like a pet store in their words. The lease states that violations of the pet policy will result in a lease violation and eviction. Will I have issues since I wasn't the actual person who observed the violation?

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JD MartinBusiness Member

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Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes

Actually, I don't follow the rationale behind allowing an outside dog but not an inside dog. People who abandon their pets to isolation outside tend to be poor pet owners and the animals tend to cause trouble for the neighborhood and the property by digging, chewing, etc. Your policy doesn't make sense to me, so perhaps you could explain it?

Aside from that, I think you either have a no pet policy or you don't. We *prohibit* outside only dogs. I am not saying that inside pet owners are necessarily responsible, but outside only pet owners almost always are, as they don't see the animal as a companion but as an object like a shovel or a lawnmower, just something for their use (I am not referring to genuine working dogs here like herders or sheepdog).

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Patrick M.
Rental Property Investor · Red Bank, NJ · Member since 2017 · 1k+ posts · 1k+ votes
9y
Did you really think they wouldn't have the dog inside?
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JD MartinBusiness Member
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Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
9y
Actually, I don't follow the rationale behind allowing an outside dog but not an inside dog. People who abandon their pets to isolation outside tend to be poor pet owners and the animals tend to cause trouble for the neighborhood and the property by digging, chewing, etc. Your policy doesn't make sense to me, so perhaps you could explain it?
Aside from that, I think you either have a no pet policy or you don't. We *prohibit* outside only dogs. I am not saying that inside pet owners are necessarily responsible, but outside only pet owners almost always are, as they don't see the animal as a companion but as an object like a shovel or a lawnmower, just something for their use (I am not referring to genuine working dogs here like herders or sheepdog).
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Michael Plante
Deland, FL · Member since 2017 · 2k+ posts · 1k+ votes
9y
If it were me I would be concerned about having the ASPCA after me for telling a tenent they can only have an outside dog
I don't get it
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Payton L.
OP
Investor · Central, AR · Member since 2016 · 34 posts · 10 votes
9y
@JD Martin
@Patrick M
I agree with all of this. It was a dumb assumption to make that the dog would stay outside and it was a mistake to allow the dog at all. We went through the entire interview process and agreed to take them on as tenants. A day before the lease signing I was told they had an "outside dog" that it would remain outside and not be an issue. This was my first time renting and I admit I made a huge mistake. In the future I am planning on not allowing pets at all. I did make sure to say the pet was only allowed as an outside animal on all the documentation. We have a good-sized, fenced back yard with a covered and sheltered patio that would theoretically be a good place to keep an outdoor pet.
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Payton L.
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Investor · Central, AR · Member since 2016 · 34 posts · 10 votes
9y
I appreciate the feedback. All of it. If there is nothing I can do about the situation, this will just be one of those times that will chalked up to a valuable (possibly costly) education. I am trying to do my due diligence in researching my options.
As to specifying it as an outside dog, I did read before that that was language that could be included in lease agreements.
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Thomas S.
Member since 2016 · 13k+ posts · 12k+ votes
9y
All you need to do is give a 24 hr notice for a routine inspection, smoke alarm, furnace. plumbing/water leaks etc. and once in the property you confirm the pet smell. At that point you notify them that they may leave voluntarily or you will proceed with a eviction.
As a new landlord you have learned some lessons, number one never compromise on screening, and that you should be doing regular/ quarterly inspections of your properties.
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Patrick M.
Rental Property Investor · Red Bank, NJ · Member since 2017 · 1k+ posts · 1k+ votes
9y
@Payton L. You have the right attitude. I think others have hit some key points as well. Here in NJ we are married to our tenants once they get in, and another hitch is- once you let them bring in a pet there is no backsies- until the tenancy ends (for cause) or Fido's demise.
People cry about it being tenant friendly but I think it just makes you more vigilant as a landlord. Good luck going forward. As someone said, inspect and then demand a non-refundable pet deposit.
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JD MartinBusiness Member
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Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
9y
Originally posted by @Patrick M.:

@Payton L. You have the right attitude. I think others have hit some key points as well. Here in NJ we are married to our tenants once they get in, and another hitch is- once you let them bring in a pet there is no backsies- until the tenancy ends (for cause) or Fido's demise.
People cry about it being tenant friendly but I think it just makes you more vigilant as a landlord. Good luck going forward. As someone said, inspect and then demand a non-refundable pet deposit.
It can't be a deposit if it's non-refundable. So if you go this route you should be aware of the language because it's not really semantics; the word deposit means something in state tenant-landlord laws.
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Patrick M.
Rental Property Investor · Red Bank, NJ · Member since 2017 · 1k+ posts · 1k+ votes
9y
yeesh. See, best not to allow pets!
(I would only add that in my neck of the woods, NJ, we can charge a non-refundable pet deposit... and I didn't get my juris doctorate from google ;))
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Carol Birnberg
Knoxville, TN · Member since 2016 · 78 posts · 3 votes
9y
Would a gerbil be a big problem for landlords? Silly me but here I am the tenant and wondering
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Walt Dockery
Investor · Winter Park, FL · Member since 2017 · 171 posts · 165 votes
9y
I would evict since they clearly violated lease and lied to you (as suggested confirm it first) and going forward decide if you want pets or not but definitely no outdoor dogs (outdoor cats maybe?)
Unless it's a farm or some other working application, dogs do not belong outdoors full time.
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Deanna McCormick
Minneapolis, MN · Member since 2013 · 2k+ posts · 1k+ votes
9y
You have verification from the worker / vendor the dog was inside.
Give notice that the dog must be removed or they can choose to go with the dog. Mutual lease termination.. you will file for eviction / cause lease violation if they don't comply.
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James Wise
Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 30k+ posts · 20k+ votes
9y
Originally posted by @Payton L.:

I have a tenant in which I agreed to them having an outside dog. It is specified as outside on the lease, the pet addendum, and in multiple messages between myself and the tenants. On two occasions when I have had the home serviced I've been told that the dog is inside. I have already warned them about violating the pet policy. I am honestly tired of worrying that the animal is inside the home at this point. Additionally the last person inside said the home is starting to smell like a pet store in their words. The lease states that violations of the pet policy will result in a lease violation and eviction. Will I have issues since I wasn't the actual person who observed the violation?
No sense worrying about it now. That would be like trying to stay dry after you have already been thrown in the pool. The house already smells like the dog & at best your eviction would take 2 months from notice to vacating of the premises. At that point the tenant would already be mad so I doubt they'd be taking very good care of your property during that time period. Your best bet right now is to keep collecting this tenants rent until they stop paying or move out.
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Payton L.
OP
Investor · Central, AR · Member since 2016 · 34 posts · 10 votes
8y
Just wanted to update. We ended up evicting the tenants. I sent them a notice to quit. Very next maintenance call, this time there was a kitten in the house. The upside is the eviction went very smoothly. Downside is now it's looking like I'll have a month's vacancy. Thanks for the help.
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Jay HinrichsBusiness Member
Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
8y
@Payton L. making pets stay outdoors is terrible the fact you would have even suggested it sucks.
either allow pets to be part of the family or don't allow them.. I have seen the terrible abuse those who stake their dogs or keep them outdoors do to animals this does not say much about people that would mandate this or Condon it.. makes me sick actually.
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Payton L.
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Investor · Central, AR · Member since 2016 · 34 posts · 10 votes
8y
@Jay Hinrichs The home was in a more rural area that has a lot of hunting dogs etc so having "outside dogs" is actually very common and they are well cared for. I personally have never had an "outside only animal". Unfortunately I made a very poor mistake in allowing them to continue in signing the lease when I was blindsided by them having a pet so close to signing. It wasn't my suggestion that they keep the dog outside but how they described the dogs living arrangements. It's a mistake I do not plan to make again. I would even be likely to turn a blind eye to the dog being in occasionally (since it was my mistake to allow it in the first place) if I hadn't had multiple complaints about the strong pet odor. Obviously these particular tenants, didn't care to abide by the pet policy or care for the home as they quickly brought in yet another animal.
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