How to handle a tenant that moved a dog in

Question

Leah LaRue · Answer

Not to my knowledge. Seller lived on the opposite coast. Had a property manager who appears to have been trying to help out a tenant of his who had a long history of evictions. She was evicted from one of the properties he managed, and then moved her into ours. Needless to say we didn't find this out until much later.

Scott Weaner · Answer

Not until the current lease expires. Someone needs to beat the crap out of the prior owner! Was the prior owner angry about something?

Wayne Brooks · Answer

You guys can correct me if I’m wrong, but if the lease doesn’t prohibit dogs, it doesn’t matter if your insurance doesn’t cover dogs, that’s Your problem, and the tenant has no obligation to get rid of the dog.

Of course, you might get away with it with some tenants but you can’t force them.

Leah LaRue · Answer

This was very helpful. Thank you so much for these suggestions.

Leah LaRue · Answer

Bizarre indeed. This was our first deal and we were green. We've made a lot of mistakes and in this case, we were duped. We learned two days before closing that they had signed one year leases for both units. We ended up having to evict one tenant, and the other has just been a headache.

The lease doesn't reference pets at all, but she wouldn't know that. It's a two page lease in the simplest language possible so it really doesn't mention much of anything. She told me months ago that she doesn't have a copy of the lease.

Her boyfriend is on the lease with her even though he moved out.

Thomas S. · Answer

If your primary goal is keeping the tenant why do you care if she has a dog. Clearly you do not have any desire to manage your property so cross your fingers and wait to see what she does next.

Personally I am very strict with the enforcement of my leases. She would have received notice after her first late and eviction would begin following the third late. The day I discover dogs she would have received notice to remove them from the property.  It would depend on your lease but in your situation my insurance coverage would not allow those particular dogs.

This is a tennat you will ultimately end up having to get rid of. She is not trust worthy and clearly can not afford the rent. In the end the longer you keep her the greater the agrivation and the more money you will end up losing.

Peter M. · Answer

Unfortunately you just have to follow the lease. If it isn't stated then you are out of luck until the lease is up. For future reference you should have estoppel forms filled out by current tenants as well as a clause in the contract that the owner will not make any changes to leases or admit new tenants after the contract is signed.

You could check your insurance policy to see if pit bulls is against the policy in which case you could give them notice that it violates your insurance and they have 30 days to cure or move out. I once had to take a dog from a tenant because i made the mistake of telling him that if he doesn't get rid of the dog I will. I should have evicted him then (I eventually did when he got another dog a year later). Luckily I found a home for the dog but I learned my lesson and decided I didn't want to see that look on a kid's face ever again.

Patrick Liska · Answer

Check the lease, does it have a pet clause in it? if not, then she may have the right to have the dogs there. I believe you do have to honor a previous signed lease, i usually do. do you have other properties? you may want to find out legally if you can send out an addendum to leases with a pet policy to all your tenants ( this way you are not discriminating) and let them know that as the owner that, that is the new policy.