Seeing evidence tenant has a puppy but no proof

Tampa, Florida
Managing Your Property
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Seeing evidence tenant has a puppy but no proof

Ann Downer
Member since 2022 · 15 posts · 3 votes

We inherrited tenant 1 month ago with month to month lease that says no pets but $1,000 added security deposit if tenant gets one. No pet when we purchased. Fixing fence in yard we see a small dog crate with towel over top and small rubber bone and also puppy pads left in yard a couple times.  Without having seen the puppy itself, how do we best proceed?

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Karl B.
Rental Property Investor · Erie, PA · Member since 2015 · 1k+ posts · 2k+ votes
3y

In a similar situation someone on BP once said use a dog whistle and the dog will start barking or whining. 

I always thought that was a super clever idea. 

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  • Joel Case
    Rental Property Investor · Ocean Springs, MS · Member since 2022 · 349 posts · 301 votes
    3y

    Tenant is month to month, issue them a notice of non-renewal if you want them gone. Otherwise offer notice for entry and do an inspection. 

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  • Chris SeveneyBusiness Member
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    Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
    3y

    @Ann Downer

    Do an inspection or get a hunting camera to put in or near yard and see if their is a puppy

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  • Nathan GesnerBusiness Member
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    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    3y
    Quote from @Ann Downer:

    We inherrited tenant 1 month ago with month to month lease that says no pets but $1,000 added security deposit if tenant gets one. No pet when we purchased. Fixing fence in yard we see a small dog crate with towel over top and small rubber bone and also puppy pads left in yard a couple times.  Without having seen the puppy itself, how do we best proceed?


     You don't need proof. They are on a month-to-month lease, so give them notice of termination and move them out. If they ask why, you can choose to stay silent or tell them you saw evidence of a dog and don't want to play the game.

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  • Karl B.
    Rental Property Investor · Erie, PA · Member since 2015 · 1k+ posts · 2k+ votes
    3y

    In a similar situation someone on BP once said use a dog whistle and the dog will start barking or whining. 

    I always thought that was a super clever idea. 

    3Reply
  • Ann Downer
    OP
    Member since 2022 · 15 posts · 3 votes
    3y

    Thank you so much for all of these answers.  I never would have thought of the dog whistle.  

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