Tenant filled in application:1 dog, moved in 8 100lb pitbulls

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Tenant filled in application:1 dog, moved in 8 100lb pitbulls

Heather O.

Specialist · White Rock, British Columbia · Member since 2017 · 99 posts · 34 votes

Initially Tenant filled in application: 1 dog

Then added 2 when signing the lease.

The next day, moved in 8 100lb pitbulls. I have daily photos of 5 to 8 giant pitbulls in the yard.

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Jeff Filali

Rental Property Investor · Broken Arrow, OK · Member since 2016 · 1k+ posts · 1k+ votes

We do not charge a pet deposit, instead we charge additional monthly pet rent per pet. For small pets under 10 lbs, its $25 mo per pet, and for any pet larger its $50 mo per pet. Turns away some people with pets, but also we have never had an issue occupying our properties with great tenants who understand. As for pit bulls, as long as there's no local law against them, we have no problem with them. Have owned a few myself over the years, and were the best dogs I've ever had. As long as they're raised right, they're no worse then any other dog. Any dog can be raised to be a fighter and bite people.

Here's our pet language from our lease-

PETS

No animal, fowl, fish, reptile, and/or pet of any kind shall be kept on or about the premises, for any amount of time, without obtaining the prior written consent and meeting the requirements of the LESSOR/LANDLORD. Such consent, if granted, shall be revocable at LESSOR/LANDLORD’S option upon giving a 30-day written notice. In the event laws are passed or permission is granted to have a pet and/or animal of any kind, an additional deposit in the amount of $0.00 PER PET shall be required along with additional monthly rent of $50.00 (Dollars) PER PET along with the signing of LESSOR/LANDLORD’S Pet Agreement. LESSEE/TENANT also agrees to carry renter’s insurance deemed appropriate by LESSOR/LANDLORD to cover possible liability and damages that may be caused by such animals, and to list LESSOR/LANDLORD as additional insured. LESSEE/TENANT is responsible to notify LESSOR/LANDLORD immediately prior to any change to pet status, or additional pets being kept on or about the premises, for any amount of time, and sign additional updated pet agreement if approved by LESSOR/LANDLORD. Failure to report any change in pet status, LESSOR/LANDLORD may declare this lease violated and re-enter, taking over rightful possession forthwith.

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Vince Sofi
Member since 2018 · 2 posts · 1 vote
8y
Nothing to do with the breed of the dog. If you have an issue with more dogs I hope you have that noted in your lease agreement and not just on your application.
1 Reply
Matt K.
Walnut Creek, CA · Member since 2015 · 3k+ posts · 2k+ votes
8y
Send them notice of the violation in accordance to whatver the laws say for the property
2 Reply
Russell BrazilBusiness Member
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Real Estate Agent · Washington, D.C. · Member since 2012 · 17k+ posts · 30k+ votes
8y
Pitbulls dont get anywhere close to 100 lbs.
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4 Reply
Matt K.
Walnut Creek, CA · Member since 2015 · 3k+ posts · 2k+ votes
8y
Originally posted by @Russell Brazil:

Pitbulls dont get anywhere close to 100 lbs.
Hulk was 174 and had 8 puppies.... Maybe they all live with the renters....(not serious)
3 Reply
Brian Pfaehler
Investor · Trafalgar, IN · Member since 2016 · 95 posts · 58 votes
8y
Start the eviction process...yesterday.
6 Reply
Heather O.
OP
Specialist · White Rock, British Columbia · Member since 2017 · 99 posts · 34 votes
8y
Originally posted by @Matt K.:

Originally posted by @Russell Brazil:
Pitbulls dont get anywhere close to 100 lbs.
Hulk was 174 and had 8 puppies.... Maybe they all live with the renters....(not serious)
0 Reply
Heather O.
OP
Specialist · White Rock, British Columbia · Member since 2017 · 99 posts · 34 votes
8y
Yes, true! Ha! Too be fair, these are bred for size and only some of the 8 dogs outweigh my teenager.
0 Reply
Heather O.
OP
Specialist · White Rock, British Columbia · Member since 2017 · 99 posts · 34 votes
8y
Originally posted by @Vince Sofi:

Nothing to do with the breed of the dog. If you have an issue with more dogs I hope you have that noted in your lease agreement and not just on your application.
Thank you, yes it's in the lease. We also have a $200/ pet fee. And do not have a pre-set limit. Tenant chose to lie and sign the lease fraudulently. I apply zero pressure. I have no idea why. The problem is now Tenant lied and the fencing is not high enough for these dogs. I would have put her in a house with privacy fencing if she was honest. Too late now. Her dog bit neighbor's kid and neighbor is cooperating with me to get Tenant out.
3 Reply
Steve B.
Engineer · Portland, OR · Member since 2014 · 1k+ posts · 1k+ votes
8y
@Heather Olson I wouldn’t allow 1 pit bull let alone 8. Hope you are covered for liability when that pack mauls somebody
4 Reply
Dennis M.
Rental Property Investor · Erie, PA · Member since 2018 · 6k+ posts · 9k+ votes
8y
@Heather Olson Sorry for your situation ., this was a good reminder to me why I don’t allow pets . Post a notice up immediately to comply wIth the lease of obe dog or risk eviction . If they don’t then evict as soon as possible
2 Reply
Jonathan R McLaughlin
Rental Property Investor · Boston, Massachusetts (MA) · Member since 2016 · 2k+ posts · 2k+ votes
8y
Sounds like a dogfighting mill....
3 Reply
Dennis M.
Rental Property Investor · Erie, PA · Member since 2018 · 6k+ posts · 9k+ votes
8y
@Vince Sofi Nothing to do with breed of dog ! LOL Are you joking . Many Insurance companIes wIll not even cover you If you own these dogs. If you are mauled by a dog there is a 86% chance it was a pit bull . The stats don’t lie . Being a good business owner means you try to mitigate risks and loss . Just from a business perspective this is a bad situation because these dogs are known for their aggressive behavior and fighting ability to not let up till death . One could argue it’s not the dogs fault they are breed like this but tbat does not really change the problem with them. If I was this landlord I would have already been over there before I could even type the post Letting them know this is going to change real quick !
3 Reply
Jeff Filali
Rental Property Investor · Broken Arrow, OK · Member since 2016 · 1k+ posts · 1k+ votes
8y
We do not charge a pet deposit, instead we charge additional monthly pet rent per pet. For small pets under 10 lbs, its $25 mo per pet, and for any pet larger its $50 mo per pet. Turns away some people with pets, but also we have never had an issue occupying our properties with great tenants who understand. As for pit bulls, as long as there's no local law against them, we have no problem with them. Have owned a few myself over the years, and were the best dogs I've ever had. As long as they're raised right, they're no worse then any other dog. Any dog can be raised to be a fighter and bite people.
Here's our pet language from our lease-
PETS
No animal, fowl, fish, reptile, and/or pet of any kind shall be kept on or about the premises, for any amount of time, without obtaining the prior written consent and meeting the requirements of the LESSOR/LANDLORD. Such consent, if granted, shall be revocable at LESSOR/LANDLORD’S option upon giving a 30-day written notice. In the event laws are passed or permission is granted to have a pet and/or animal of any kind, an additional deposit in the amount of $0.00 PER PET shall be required along with additional monthly rent of $50.00 (Dollars) PER PET along with the signing of LESSOR/LANDLORD’S Pet Agreement. LESSEE/TENANT also agrees to carry renter’s insurance deemed appropriate by LESSOR/LANDLORD to cover possible liability and damages that may be caused by such animals, and to list LESSOR/LANDLORD as additional insured. LESSEE/TENANT is responsible to notify LESSOR/LANDLORD immediately prior to any change to pet status, or additional pets being kept on or about the premises, for any amount of time, and sign additional updated pet agreement if approved by LESSOR/LANDLORD. Failure to report any change in pet status, LESSOR/LANDLORD may declare this lease violated and re-enter, taking over rightful possession forthwith.
10 Reply
Joseph Platyan
Insurance Agent · Member since 2018 · 59 posts · 17 votes
8y
Which insurance company is insuring this property? Most are right here, some carriers could exclude liability coverage if a dog bite occurres leaving you with a huge exposure. Dogs bites make up 1/3 or all home liability claims and pits unfortantely are on top of the bIte list. Speak with your agent and your attorney to see what options you have
2 Reply
Chris Szepessy
Catskill, NY · Member since 2018 · 636 posts · 668 votes
8y
I'm not condoning the person lying about the 8 dogs, but please don't blame the breed. Like posted above, pit bulls aren't 100+ pounds. I'm a huge animal lover with 4 dogs myself, one being a pit bull mix. I understand that some insurance companies don't insure them, but it doesn't mean that EVERY SINGLE pit bull is aggressive. I assume you knew that the one or two dogs she told you about was/were pit bulls, so the issue must be with the 8 dogs (no matter the breed), which I agree can be excessive if you don't have the right living arrangements for them.
Have you spoken to the tenant? How long has she been there? Were the police called after the neighbor's kid was bitten? Dog warden? Chances are the dog(s) would've been taken away and quarantined for a while after the bite occurred until a judge determined whether or not she should be allowed to have them back.
2 Reply
Amy Beth
Rental Property Investor · Edison, NJ · Member since 2016 · 753 posts · 565 votes
8y
@Heather Olson That is way too many dogs for one property. They will likely destroy it and you could become liable if they were to bite anyone. I would consult a local lawyer to make sure that you are following the correct steps to have them evicted. I believe you first need to serve them notice to remove the dogs and then follow up with eviction when they do not follow through. This could be such a disaster that I would pay a lawyer to handle it.
1 Reply
Thomas S.
Member since 2016 · 13k+ posts · 12k+ votes
8y
Considering that you do not have a concern with the number of dogs (no mention in your lease) and did not act immediately when they added two more dogs I assume you do not have a issue with the actual number of dogs. Depending on how long all the dogs have been present your tenant may have the right to file a complaint with your landlord tenant board demanding you install a proper fence. Timing is the issue.
As the landlord, because you allowed the dogs, you are responsible for insuring the fence is adequate to contain them. You are partially liable for the neighbours child being bitten.
Best hope your tenant does not know her rights.
1 Reply
Stacey Paulin
Investor · Atlanta, GA · Member since 2015 · 139 posts · 98 votes
8y
Start working on getting them out of there. This tenant knew what he was doing. You didn't agree to this, and he signed a lease that had stipulations regarding pets. If they won't get rid of the dogs, then you have to get rid of this tenant.
1 Reply
Allie Schraeder
Pittston, PA · Member since 2018 · 10 posts · 0 votes
8y
I would revoke the privilege to have any pets and keep an eye on them moving forward. Either they get rid of ALL the dogs or they leave.
0 Reply
Nicole A.Pro Member
Rental Property Investor · Baltimore County Maryland and Tampa Florida · Member since 2013 · 2k+ posts · 2k+ votes
8y
Did you have a max allowable amount of pets to allow them on the day of signing the lease to add 2 more dogs like that? You need to immediately send a notice to them that they're breaking the lease. You need to follow up/brush up on your local rental laws to see what you can do next to enforce compliance whether that means eviction or what. My guess is they'll say the got rid of the dogs, but really didn't. Or that they're just watching some of the dogs.
Were there no other (non dog related) red flags on their application??
@Dennis M. Stats do indeed "lie" whether intentionally because the group creating the stats has an agenda, or unintentionally because of human error. And I'm talking about ALL stats, not just Pit/Dog Bite stats. Many times, a dog that has bitten someone was labeled a Pit Bull when it was not one at all. Instead it was a Mastiff of some sort or a Cane Corso or something else.
Having said that, I agree, things need to change real quick. Usually, good tenants do not have 7 "surprise" over-sized mutts. And they started this on day one with you. Things won't get better. I'd say it's time to analyze the application process to see where it needs to improve.
2 Reply
Heather O.
OP
Specialist · White Rock, British Columbia · Member since 2017 · 99 posts · 34 votes
8y
Originally posted by @Steve B.:
@Heather Olson I wouldn’t allow 1 pit bull let alone 8. Hope you are covered for liability when that pack mauls somebody
No, I am not. I did the 7 Day Non-Compliance. Next week I will do the termination of Lease for Breach of contract. I really hated to have to follow the extra careful steps, I just worried that if I end up in court, I have followed every step. Maybe I was foolish because honestly, I don't think we can ever come back from this betrayal and creation of danger. Always something new.
3 Reply
Steve B.
Engineer · Portland, OR · Member since 2014 · 1k+ posts · 1k+ votes
8y
@Heather O. yes it’s disappounting. Did this tenant have a good credit score?
0 Reply
Marc Winter
Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 2k+ votes
8y
I can empathize with your situation; no one enjoys being lied to and deceived. But that's life in our landlord 'fast lane'.
We require tenant to obtain renter's insurance before move-in. If there is a dog, we require licensing, shots and vet documentation. In the renter's policy, the property owner (and we, the management company) must be indemnified against any/all aggressive behavior by the dog.
There is a list promulgated by the Insurance Institute of, shall we say "un-desirable" or dangerous breeds of dog. We use that list in requiring an owner of such a breed of dog to have a minimum of $1 million rider on their renter's policy to cover acts of the dog.
Please understand, I LOVE dogs. To me there aren't many bad dogs, but there are plenty of bad owners. That being said, we must protect the property owner, the property, the inhabitants and neighbors from inhabitants bad actions.
Get those deceitful, thieving dishonorable renters OUT! Contact your municipal animal control while you are waiting for court date. Notify your insurance company of the potential dog-bite lawsuit. Let your neighbors know that you are acting to evict the tenants, and inform them to contact you, the police and dog warden/animal control if the dogs start causing trouble again.
1 Reply
Karl B.
Rental Property Investor · Erie, PA · Member since 2015 · 1k+ posts · 2k+ votes
8y
And this is why it's essential to have a lease that's both in-depth and explicit. If there's a local apartment association in your area and they provide a lease to their members, the yearly cost to join is worth every.single.penny.
I've learned everything must be spelled out in a lease. I'm seriously dealing with a tenant at one of my smaller multi-family properties who doesn't want to share the driveway with the other tenant and is somehow convinced the first floor tenant "owns" the driveway.
0 Reply
Clint E.
Investor · Saint Charles, MO · Member since 2016 · 118 posts · 91 votes
8y
I have no idea where this situation is or the local laws, but how about call Animal Control in the meantime? Say it's too many, unsafe, aggressive (esp if they bit someone), start that line of documentation going.
If you're evicting you want to make the decision easy for the judge.
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