Tenants brought in unauthorized dog.

[Lue Brooks]

Hi there. I live in the property that I manage because it is a duplex. My tenants just brought in an unauthorized dog, maybe two. On the lease it says animals are not allowed in unless signed for. The only problem is that there isn’t a punishment listed on what will happen if they do bring in a pet. Can I still make them pay a fee? The only thing I’ve thought of is to call them today when the sun is up and confront them. I was going to give them 24 hours to get rid of the dog or sign a lease for the dog otherwise start the eviction process. I’m in Texas by the way. Any thoughts?

[Thomas S.]

I would not confront them personally, I would simply hand them a notice to cure. Never allow tenants to control your business, when they violate their lease you must act swiftly and offer only one resolution. Options is no way to do business and remain in control. The dogs would go or the tenants if it was my property. Keeping in mind I operate under strict business practices and do not allow tenants to violate their lease. My leases are not negotiable and I have learned from experience that tenants will disrespect leases and push landlords to their limit if allowed.

Your response to this situation will determine what they do in the future. Bringing in two dogs without your consent is a major, not a minor, lease violation. Not acceptable and requires you to be firm and swift with your response.  Interisting to see if you are up to the management challenge this presents.