I just found out that my tenet has 2 cats.
Robert VorhiesPro Member
Rental Property Investor · San Tan Valley, AZ · Member since 2018 · 29 posts · 3 votesSo I just found out that my tenant has 2 cats. He has been here for about 4 years.
What should I do?
I have in my agreement that there are are no pets and he would inform me if he has one.
What should I charge him?
Pet rent or deposit?
How much is fair?
Thank you for your help
Robert Vorhies
Do nothing. When the lease comes due, raise rent to a level that makes you happy to have the tenant and their cats.
If you approach the tenant about their pets, you will find that those pets become Emotional Support Animals instantly. You can't get rid of the animals by law and it's now more complicated to raise rent or get rid of the tenant.
Say nothing about the cats and just raise the rent on renewal.
I charge a $250 pet fee for each pet, but each must be added as an addendum to the lease; my lease states no pets may enter the premises without our written permission. You could put something similar in your lease, and maybe add an additional charge if "undocumented pets" are found on the premises. Alternately, you could charge "pet rent" - I would do whatever is the local custom in your market.
I would create a pet policy you are comfortable with. If you ban pets altogether, you have no choice but to file for eviction after a notice to cure, or not enforce that part of your lease. Either choice is not ideal. If you have a pet fee as a policy (with additional charges for pets "sneaked in"), then if you find a pet you can levy the fees against that tenant as opposed to being forced to evict.
Moving forward, I would add this language to your lease for next time.
Good luck!
If your lease says no pets and you don't want pets, then tell them they need to find another home for the cats. If you don't mind pets, then charge them a pet deposit and a pet fee.
Do nothing. When the lease comes due, raise rent to a level that makes you happy to have the tenant and their cats.
If you approach the tenant about their pets, you will find that those pets become Emotional Support Animals instantly. You can't get rid of the animals by law and it's now more complicated to raise rent or get rid of the tenant.
Say nothing about the cats and just raise the rent on renewal.
@Robert Vorhies
If you don’t mind the cats then I would get a pet deposit and also adjust the lease or sign a new lease. Also charge more per month whatever you feel comfortable with. I have only allowed 1 pet per unit.
@Robert Vorhies
The extra I charged per month is $25
So I just found out that my tenant has 2 cats. He has been here for about 4 years.
What should I do?
I have in my agreement that there are are no pets and he would inform me if he has one.
What should I charge him?
Pet rent or deposit?
How much is fair?
Thank you for your help
Robert Vorhies
These are called Secret Pets--it happens A LOT.
Most cats are pretty good tenants, and unlike dogs will not cause your insurance company to freak out over certain bite prone breeds, nor will they try to devour the plumber when he comes to fix something possibly getting you named in a lawsuit as deep pockets rich guy landlord.
Some people ask for a pet deposit of couple hundred or so, and some ask for some small amount of monthly pet rent, both to be used for repairs from pet damage.
(Regarding repairs) For instance, carpet in a rental seems to last 5 to 7 years (HUD says 5 years) so 10 year old carpet at move out with pet damage should be fully depreciated and if it needs replacing due to pet damage that would probably be on you. 1 year old carpet on move out with pet damage 20% used up on you, 80% resident replacement cost. Some owners get more than 10 years out of a carpet, but HUD says it's a 5 year item.
You are already at 4 years with this resident so.....(???)
Many renters have pets (many have secret pets too) and some owners will just not notice secret cats (for business purposes), just to keep collecting rent from the resident so they don't move. If you raise the rent and they cannot afford it--they may move vs re-homing the cats (which is tough to do, emotionally and physically).
Just my 2 cents.
@Wesley W.
Thank you for your response.
The property is in southern California Ventura county.
What kind of fee for undocumented pets world be appropriate?
How much would be appropriate for pet rent?
@Joshua Mellor
This is a 4 bedroom single family house.
If you are in California, you need to check your laws. My suggestions might not be legal where you are. Unfortunately, much of the control over your property has been wrested from you by the state and local government. I would consult with other landlords in your area or an attorney to see what options you have.
@Robert Vorhies lots of science and overthinking about something every landlord should consider before he ever buys a rental. A rental property is like a work truck. If I worked in an office and drove the truck to work every day in my suit and tie I guess a pick up truck with a leather interior and fancy paint and big price would be ok. It’s my truck and I want it in pristine condition. I may never put anything but groceries in the bed of my fancy new truck. The truck I would loan to family members, let my kids drive or rent out is a different matter. It would be a truck with a plain interior,a seat cover over a vinyl seat, have scratches in the bed, rubber mats on the floor. Point is nobody you rent to is going to take care of a (truck or house) you own the same as you do. You can write all the stuff in a contract you want but at some point all you are doing is forcing them to violate it somewhere or forcing them out causing vacancy and a never ending search for the perfect tenant. You will never find that tenant. Even if you do sooner or later he will move on. You must realize land lording is a business. Nothing about it is perfect some tenants are better than others. About 50/-60% of all tenants have pets. As a business owner you need to figure out if you want to market to all tenants or just some of them. If this guy had pit bulls or some dangerous animal that’s different. But 2 cats??You have to weigh the situation. No tenant is perfect. Which is better a tenant with 2 cats, or one with no cats that is late with rent, calls for repairs every week, has big parties, etc. etc. if this guy is a low maintenance tenant, pays good, and isn’t tearing the house up you have a gem. In that event forget the cats and leave his rent alone. If he is a problem tenant, late pay, calls you every week complaining etc. then raise the rent, add the deposit, amend the lease or what ever. Use it to force him out Another thing many landlords prefer a month to month lease. That way you could give him 30 days and kick him out. RR
I seek out tenants with pets. Higher rent. Pet fees. No pet rent.
Love the response above of do nothing but raise rent at renewal to correct it.
@Robert Vorhies
Confirm your area’s deposit laws. Many areas cap deposits (no matter what you call them: security, last month’s rent, pet, etc) and can be different amounts if furnished or unfurnished. I never call it a pet deposit, because you may not be able to use it unless it is proven any possible damage was done by the pet.
Also, if you let one tenant (especially in Apts) have a pet then it is only fair the others can too. I did not let one tenant keep a mastiff puppy that they snuck in then had to turn down a really great prospect with a tea cup poodle.
@Robert Vorhies
There are definitely a lot of different opinions and it really comes down to what the law allows and how comfortable you feel. I charge $25 more a month for going into a lease but that is a one bedroom apartment.
If they are good tenants who have presumably been paying on time for 4 years I wouldn’t blow up the relationship over cats. Like others have said, just increase the rent when you can and if they ask why tell them that the cats are one of the contributing factors.
My two cents is... Month to month leases. Do not allow cats. Evict tenants that keep secret cats. No exceptions. Want a cat? Go buy your own house.
I love cats. I know everything about them. I have two. I know how to control mine and I also know that sometimes they can not be controlled. My policy is to banish any cat that decides they are going to pee in the house (which is harsh here in WI). I have the same policy with tenants that think they are going to keep a pet when pets are not allowed.
Why? Simple. It is not really possible to charge enough additional rent or security to cover the potential damage a cat can cause. The pee is so acidic (and liquid) that it can seep into the joists or slab and there is no amount of neutralizer that will get it out. The only two options at that point are get used to the smell or demo the affected components. The smell will make the property less valuable and in severe cases unmarketable, because the simple truth is the cost of replacing components is too high.
The emotional support animal thing is outrageous. All landlords need to speak out and speak out loudly on this issue. It aint funny. Any lawmaker that thinks forcing landlords to accept this sort of thing is good policy for society needs to be removed and replaced with a sane adult.
At the advice of a previous property management company, we term ours a non-refundable pet fee. This way there is no doubt that it will be taken as a deposit. Nor that it can be used to recover damage that the pet must have done. It is just a fee and does not affect the limit of deposits allowed by law. We rent a house so one of the reasons people want it is the yard and fence to have a pet.
@Robert Vorhies
In your agreement, was there verbiage concerning default?
When I purchased my first home on contract, the contract stipulated that any deviation from the contract was to put me in default, the same as if I stopped paying. Then all deposits and fees paid were lost.
That kept me pretty straight with understanding that contract. Pets were not mentioned, but things like subletting, recording the contract, and doing anything that would cause a suit to be filed on the property were mentioned.
If you have such a default clause, you may have some ability to fine the tenant, and then add rules for animals from that point on.
Perhaps the current contract needs to be closed. A new contract, or lease, could then be signed that allows cats and fees or the like.
Not that you NEED to add fees, but an ignorance of one part of your rules would suggest that others are just suggestions.
Be sure to update us what you decide.
Nice question!
So I just found out that my tenant has 2 cats. He has been here for about 4 years.
What should I do?
I have in my agreement that there are are no pets and he would inform me if he has one.
What should I charge him?
Pet rent or deposit?
How much is fair?
Thank you for your help
Robert Vorhies
These are called Secret Pets--it happens A LOT.
Most cats are pretty good tenants, and unlike dogs will not cause your insurance company to freak out over certain bite prone breeds, nor will they try to devour the plumber when he comes to fix something possibly getting you named in a lawsuit as deep pockets rich guy landlord.
Some people ask for a pet deposit of couple hundred or so, and some ask for some small amount of monthly pet rent, both to be used for repairs from pet damage.
(Regarding repairs) For instance, carpet in a rental seems to last 5 to 7 years (HUD says 5 years) so 10 year old carpet at move out with pet damage should be fully depreciated and if it needs replacing due to pet damage that would probably be on you. 1 year old carpet on move out with pet damage 20% used up on you, 80% resident replacement cost. Some owners get more than 10 years out of a carpet, but HUD says it's a 5 year item.
You are already at 4 years with this resident so.....(???)
Many renters have pets (many have secret pets too) and some owners will just not notice secret cats (for business purposes), just to keep collecting rent from the resident so they don't move. If you raise the rent and they cannot afford it--they may move vs re-homing the cats (which is tough to do, emotionally and physically).
Just my 2 cents.
While I agree with Scott about some very undesirable dog breeds, I do NOT find cats to be good tenants. They spray and scratch things with their claws. Both are virtually irreparable. Trying to get cat smell out of a unit has caused me to rip out sub-floors before.
That being said, in my community, not allowing small dogs and cats limits my rental pool too much. Therefore I charge a $250.00 non refundable pet fee per pet. An additional rent of $35 per pet is also charged. I doubt I make money with these additional charges as for every two or three responsible pet owners I will get one that was terrible. That usually entails replacing carpeting, door casing and trim and window blinds at he minimum. There goes that extra money!
@Robert Vorhies
They all sneak in pets. I don’t sweat it. I go case by case. If they pay on time and don’t bother me for much then I let it slide and look the other way. No big deal. You’ll have to replace the carpet after 5 years anyway so who cares if the cats pee a little since they’ve been there 4 years already. When they move out you can take a little off their deposit for damage. No big deal. I would rather have people and all their animals at my places for life vs nickel and diming them for everything. Now if they smoke in the house, then we have a problem! That stench is not easy to get out of the walls and ceiling.
So I just found out that my tenant has 2 cats. He has been here for about 4 years.
What should I do?
I have in my agreement that there are are no pets and he would inform me if he has one.
What should I charge him?
Pet rent or deposit?
How much is fair?
Thank you for your help
Robert Vorhies
These are called Secret Pets--it happens A LOT.
Most cats are pretty good tenants, and unlike dogs will not cause your insurance company to freak out over certain bite prone breeds, nor will they try to devour the plumber when he comes to fix something possibly getting you named in a lawsuit as deep pockets rich guy landlord.
Some people ask for a pet deposit of couple hundred or so, and some ask for some small amount of monthly pet rent, both to be used for repairs from pet damage.
(Regarding repairs) For instance, carpet in a rental seems to last 5 to 7 years (HUD says 5 years) so 10 year old carpet at move out with pet damage should be fully depreciated and if it needs replacing due to pet damage that would probably be on you. 1 year old carpet on move out with pet damage 20% used up on you, 80% resident replacement cost. Some owners get more than 10 years out of a carpet, but HUD says it's a 5 year item.
You are already at 4 years with this resident so.....(???)
Many renters have pets (many have secret pets too) and some owners will just not notice secret cats (for business purposes), just to keep collecting rent from the resident so they don't move. If you raise the rent and they cannot afford it--they may move vs re-homing the cats (which is tough to do, emotionally and physically).
Just my 2 cents.
While I agree with Scott about some very undesirable dog breeds, I do NOT find cats to be good tenants. They spray and scratch things with their claws. Both are virtually irreparable. Trying to get cat smell out of a unit has caused me to rip out sub-floors before.
That being said, in my community, not allowing small dogs and cats limits my rental pool too much. Therefore I charge a $250.00 non refundable pet fee per pet. An additional rent of $35 per pet is also charged. I doubt I make money with these additional charges as for every two or three responsible pet owners I will get one that was terrible. That usually entails replacing carpeting, door casing and trim and window blinds at he minimum. There goes that extra money!
Cats seem to be better tenants than some of the ones @James Wise runs across. The (before) units in some of his videos are of units so torn up by tenants they look like an explosion happened. The Bugs, the Filth and the Destruction are light years worse than anything a little kitty could ever do. He and his crew do a lot of work to make them habitable--way more than they would have to do for cat damage.
With Pets you can get special carpet pads and special carpets that somewhat repel the urine problem, but with Horror Tenants your really just stuck with what the Devastation they leave behind.
And like you said, so many people have pets, if you don't take them you really limit your renter selection, and Pet issues seem a lot easier to deal with than the Horror Tenant Issues.
Just my 2 cents.
I'm new to this forum but I've been reading about how valuable good tenants are. And I've been in the tenant's position before.
I had been a tenant at a house in Los Angeles for five years as I was going to school at USC and starting my career. Well, my landlady and I got along fabulously. My roommates and I paid our rent on time, never caused any problems, and she had problems fixed whenever they came up.
Anyhow, when I moved in, I signed the lease and I know that I read the lease because I always read all of that boring stuff. So I know that I read about having no pets but, at the time, I didn't have pets. So, I guess it just didn't get locked into my brain.
Well, four years later, my neighbor's house got broken into. So, I figured I'd get a dog to protect the place. Honestly, I didn't even check my lease because I just didn't think about it. I always had dogs as a kid and so it's kind of like my default state.
Of course, when checking my lease later after she brought this situation up, sure enough, it was in there.
Anyhow, I told her why I got the dog and she simply told me that I couldn't keep the dog without paying extra and she asked me what I thought was fair. I said "$50 a month?"
She agreed and I was happy... even after she revealed that she would have taken $25 per month.
BTW, since then, when I'm dealing with my best clients or giving refunds, I always ask my clients what they think is fair. I swear that 90% of the time, they're always willing to take less than I'm willing to give. And in the other 10% of the time, most of them agree to my counteroffer.
Anyhow, you certainly should not let him off the hook because that could spiral out of control. But if he's been a good tenant otherwise, maybe explain to him how you value him as a tenant but point out that he's violating his lease.
Then tell him that you can't let him violate his lease without being compensated. And ask him what he thinks is fair.