Who let the dogs out!!??

Question

I have a home that is rented by three tenants.  Two of those tenants have dogs.  One of the dogs seems to get out and I have now received a complaint from a neighbor next to the property.  I requested that all tenants now get renters insurance although they have lived there for two years. They balked and said it is too expensive.  I admit, I never thought about the liability too much (newbie) but was wondering if I can require this after the fact?  They are all on month to month and one tenant has a pit bull, the other is a great dane mix.  I'm learning, so don't be too harsh on me :)  Thanks all!

Patricia Steiner · Answer

Give 30 days notice to your tenants that you will not be renewing under the current lease. Advise that the new lease will require Renter's Insurance with Landlord As Additionally Insured.  Pets must be on leash and in their control at all times. Failure to do so could result in eviction.Those with pets will be required to provide their pet's vaccination records, vet contact, license number, and a photo as well as a statement confirming that their dog is not aggressive nor has it been cited in a biting incident.  Failure to do so could result in eviction.

Renter's Insurance is not expensive.  The US average is $14.90 per month.  Actually, I haven't seen a policy with pet clause for over $100.  Compare that to:

"The average settlement from a dog bite claim was $43,653 in 2019."  (Source: AVMA)

It's in your tenant's best interest - and definitely yours.  It's worth re-doing the leases and doing them right.

Patti Robertson · Answer

Yikes! You can be held liable if these dogs hurt someone.  I suggest calling your own insurance company and asking if they have a restricted breed list. Tenant policies also have restricted breed lists in most cases. The only companies I have found who don’t are State Farm and USAA. If you are insistent on letting them keep the dogs I suggest you both have insurance policies that will cover you in the event either of these dogs that are both considered aggressive breeds hurt someone. Sounds like these tenants are not the most responsible humans. Make them get insurance or make them leave.

https://www.malloy-law.com/lan...

Anthony McEvoy · Answer

@Gayle Eisner - You can request rental insurance with a new long term lease.  If they are not interested in complying, then issue a termination/eviction notice per the last lease agreement.

Jennie Ballard · Answer

Most towns have an "at large" dog ordinance. Google town name + ordinance to check. If your town does AND your lease has "must follow local ordinances" clause, they are in violation of their lease.

Post notice of violation / notice to cure letter for them referencing ordinance. Cure is to not let dogs out and get pet insurance.

Who let the dogs out!!??

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