The late rent is a separate issue. Find the root cause for the late payments and address that. If the tenant pays within a few days of the cut off and pays the late fee each time, I wouldn't sweat it. Gently guide them back on track. Most tenants who pay late occasionally by only a few days are generally not struggling to pay rent, but more likely forgetful. Try to get your tenants to set up auto-pay (through a payment platform) or bill-pay (through their bank) to make it easier for both of you.
Allow the dog according to your pet policy. Make sure you have a pet addendum that includes information that demonstrates they have what it takes to be a responsible pet owner.
Here's a sample of ours:
PET AGREEMENT
(Addendum to Rental Agreement)
The Month-To-Month Rental Agreement (the “Agreement”) dated _______________________ between __________________________________________________________________________, as Landlord and ________________________________________________________________________, as Tenant of real property located at _______________________________________________________, is hereby amended to include the following terms and conditions:
The rental agreement specifically prohibits keeping pets and animals without Landlord permission; Tenant agrees to follow these terms and conditions in exchange for permission to keep a specific pet:
Condition for keeping a pet:
Tenant agrees to pay additional rent of _____________ per month for the privilege of keeping this pet.
Tenant agrees to pay additional security deposit of ______________ for the privilege of keeping this pet.
Name of pet: ___________________________________________________________________
Description of pet: ______________________________________________________________ (type, breed, color, age)
Veterinarian: __________________________________________________________________
Emergency Caretaker: ___________________________________________________________
Tenant agrees to:
1. Provide proper care for the pet in accordance with veterinary recommendations or ASPCA (American Society for the Prevention of Cruelty to Animals) guidelines. See www.aspca.org.
2. Adhere to local ordinances, including leash, vaccination, and tag/licensing, requirements.
3. Clean up after the pet and dispose of pet waste properly and quickly.
4. Not to leave pet food or water outside the dwelling, as it could attract other animals.
5. Not to leave the pet unattended for any unreasonable periods of time.
6. Keep the pet from being noisy, aggressive, or from causing any annoyance or discomfort to others.
7. Immediately remedy any complaints that arise from pet behavior.
8. Immediately pay for any damage, loss, or expense caused to others by the pet.
9. Provide pet with regular health care, to include inoculations as recommended by a veterinarian.
10. Spay or neuter the pet when it becomes of age to do so.
11. Arrange for an emergency caretaker for the pet.
12. Maintain adequate insurance to cover claims resulting from damages or injury caused by pet.
Tenant agrees to indemnify, hold harmless and defend Landlord against all liability, judgments, expenses (including attorney fees), or claims by third parties for any injury to any person or damage to property caused by Tenant’s pet.
Landlord reserves the right to revoke permission to keep the pet should Tenant break this agreement or provide false or misleading information.
Landlord _____________________________________________________ Date __________
Tenant ______________________________________________________ Date __________
