Finding out about pet after tenants move out

[Josh Reighard]

Hello, I am just moving back to Chicago after living in NYC for a couple years. My yard had yellow dead grass from animals and my wife found pet cleaner. My Tenants were ideal overall but I am now finding out from multiple neighbors that they had a dog. Our lease specifically says no Pets. I don't have a fine or consequence in lease, just no pets. So far I have to replace sod/grass, have multiple scratch marks on wood floors, I am also considering an HVAC cleaning as I have terrible allergies, especially to Dogs/Cats. What would be best way to handle? I already have a list of things to charge our of security deposit. Is it fair to keep all of deposit or add on a pet fee? 

I have multiple properties in another state and have tenants with pets that we charge a non-refundable deposit and monthly fee. This is first time I have found out about pet after the fact. 

My father in law visited property for me a couple times over past few years and tenants always made it difficult for him to visit. Usually took a couple days and know it makes sense.

[Nathan Gesner]

It doesn't matter what your lease says about pets. The tenant is responsible for any damage beyond "ordinary wear-and-tear" so you can charge them for the lawn repairs, scratch marks, etc. If the animal causes odors, you can charge the renter to have that mitigated. Need to pick up poop left in the yard? Charge for it. Professional carpet cleaning? Charge for it.

I recommend your lease include an animal violation fine. Any unauthorized animal results in a $300 fine, whether discovered during their lease or after departure. Even if the tenant leaves the home immaculate, you can still fine them.

More importantly, you should figure out how to accept animals and monetize it. I manage 400-ish rentals and can tell you the vast majority are good people that will take responsibility for any issues caused by their animal. They will pay more, stay longer, be happier, you'll have less vacancy, and you'll make more money. Even if you allowed one animal with a $50 increase to the rent, that's an extra $600 a year and you have the deposit to cover damages. Do you know how many of my 400-ish renters leave owing more than I have on deposit? Less than 1%. So every animal-friendly property is earning the owner $600 or more a year with reduced vacancies and happier tenants.