Hello all-  Does anyone have any suggestions on what to do when a tenant is keeping more pets than they agreed to in the contract. My tenant is supposed to have one cat which they pay extra for. My tenant is well aware that there is a charge per pet.  I've seen two cats in the window of the apartment on two separate occasions and the downstairs tenant has seen the cats as well.  I questioned my tenant about the second cat but they have denied it.  Any suggestions? 

If you see two cats in the window, snap a photo.  Send a demand letter for the additional charges.

I would take a pic then contact the tenant. I generally go nice guy route first, so I would text or call them before sending notices. Just call them on the fact that there were two cats in the window and you hace pics. 

Direct, honest communication is the best place to start. 

@William Rich

NOTICE OF LEASE VIOLATION

“Hi ____,

I’ve received multiple reports of an unauthorized animal in your unit. As you may remember, our charge for each animal is $____. Attached is a photo of the animal in question. The additional unauthorized animal constitutes a lease violation. As a result of the additional animal your rent is hereby increased to $____ effective immediately to fall in line with out stated policy regarding animal fees. Attached are the required documents which need to be filled out and returned to this email address within 2 business days. These documents include important information such as city license number and proof of immunization information for the animal. We look forward to your prompt compliance with this notice as continued lease violation may result in eviction for cause.

Sincerely,

______”

Thank you.  All good advice. I went nice guy when I brought it up. Next step is to get a picture and then present them with a lease violation notice. Do any of you have video cameras on the exterior of your buildings?

You take a picture when you first see it....not after, when the tenant will likely be hiding the cat more fervently.

What does your lease say? It should include a penalty for animal violations. I charge a $300 penalty for an unauthorized animal in a no-pet property and they have to pass an inspection within 72 hours to prove the animal has been removed. If not, they face eviction.

If your lease doesn't address it, just make one up. Send a formal notice that you've seen the cat in the window and there is a $50 fine per day until the Tenant proves the violation is cleared.

Mary is right: you should always take a picture when the opportunity presents itself because the tenant will always deny and then you're stuck trying to prove it.

Thank you all. 

Originally posted by @Kris H. :

@William Rich

NOTICE OF LEASE VIOLATION

“Hi ____,

I’ve received multiple reports of an unauthorized animal in your unit. As you may remember, our charge for each animal is $____. Attached is a photo of the animal in question. The additional unauthorized animal constitutes a lease violation. As a result of the additional animal your rent is hereby increased to $____ effective immediately to fall in line with out stated policy regarding animal fees. Attached are the required documents which need to be filled out and returned to this email address within 2 business days. These documents include important information such as city license number and proof of immunization information for the animal. We look forward to your prompt compliance with this notice as continued lease violation may result in eviction for cause.

Sincerely,

______”

wonderful  advice  kris