This tenant isn't overly bad but recently we had an issue over an unauthorized dog.

In addition she was complaining about excess dirt accumulating around her AC supply vents. Claims her children have allergies and she thinks this is making them sick. No issues with this AC until she moved in. Several AC companies checked it for me and couldn't find an issue. Finally a third company determined the blower motor to have excessive dirt/mold/mildew (not really sure) on it. We also decided the unit was oversized for the house and may have caused some duct sweating so I replaced the entire AC unit even though it functioned properly just to try to correct the problem.

Later determined she was leaving door between house and garage open so her cat could get to the litter box kept in there. So she was introducing excess humidity and dirt into the house likely contributing to the problem. She wouldn't admit to this but there is no other way for her cat to get to the litterbox. Anyway, it's over, and at a large cost to me.

I also found she had an extra dog living at the house/not on the lease. I told her it must go. I have a one animal limit and made an exception for her allowing a dog, a cat and a bird. No more exceptions.

Then I fell for the whole "it's my Mom's dog" she's a traveling nurse and I watch it on occasion. I emphasized no additional pets means "no additional pets". My first mistake was telling her if she was routinely going to babysit this dog part time then I would add $25 a month to her rent for the remainder of the lease to allow part time pet sitting for her mother's dog.

She said her Mom would find other arrangements for the dog. A week later, she asks if I would let her get another dog for $25 a month. I said absolutely not. Then she asked if she could change her mind about her Mom's dog and keep it for $25 a month. I again said no as it seemed clear that this was not a part time babysitting situation. She then accused me of going back on my original agreement. So she's pushing her luck with me.

House (my fault) is rented way below market value. Too far to put up with this nonsense. Should rent for $1400. Her rent, $1185. I plan to raise it at renewal to $1300. A bit high of an increase but still below market rent.

Had to be at house today for a maintenance issue. Backyard grass about three feet tall, inside clean enough but stinks, garage filled with garbage and super stinks. Extra dog still there.

Please critique my draft letter to her:

Dear Tenant,

Please have the garage cleaned and garbage removed. There was animal waste on the floors and the smell in the garage is not good. I had a house where the garage was used for containing animals and it was very difficult to get rid of the overpowering smell left behind. It required multiple disinfecting treatments by a professional and the entire garage had to be resealed and painted to get rid of the smell. I don't want to have to go through that again.

The inside of the house also has a strong animal odor. If allowed to get bad it permeates the duct work and to get rid of it and requires professional cleaning/disinfecting.

Please stay on top of bathing the dog to help keep down on the odor. Do not allow any animal to use the garage to relieve itself. And remember no additional animals beyond what your current lease specifies are allowed.

You must also take steps to cut the grass on a routine basis. No grass should be allowed to grow around the outside AC unit or it will affect its operation. Excess growth around the storage shed and house will cause premature deterioration of those items as well due to holding excess water and preventing proper draining.

Thank you for your prompt attention to these concerns.

She is way over her head and can't cope. Find a way to charge her and get the grass cut regularly. I would allow the other dog because you did agree to the $25 charge and it's too late. But she seems to be doing something called "wasting" the garage by making it dirty and cluttered. I had a tenant do that to the back yard of a house once but couldn't get him out because the lawyer messed up. So I ended up paying them to leave and sold the building.

I would just state facts.The dog goes.The yard needs mowed.The animal waste needs cleaned up ASAP.I would get rid of "I had a house where the garage was used for containing animals and it was very difficult to get rid of the overpowering smell left behind. It required multiple disinfecting treatments by a professional and the entire garage had to be resealed and painted to get rid of the smell. I don't want to have to go through that again." There are a few other phrases I would leave out as well. State when you will be by to revisit. Use the"As per your lease.." You have XX days to comply or tenancy will be terminated due to lease violations and hold to it.

MC, good points.

I tend to like to give reasons for my concern so there realize I'm not just trying to pick on them.

Prior to me going there she sent me this:

>>Just wanted to let you know all week I've been cleaning out closets and getting rid of a bunch of stuff. So there's a big pile of garbage outside and just random stuff sitting outside. I have to get Joe to run stuff to the dump. I have a bunch of furniture in the garage I'm throwing away too. Big process. Just don't want anyone to be alarmed.<<

So she already knows there is a problem. Except this has been ongoing, just has gotten worse.

So I didn't want to appear too harsh or alarmed because she did warn me and attempt to explain. Sometimes I think people do t realize how bad things are because they become immune in their own house.

I will rewrite it. The female in me tends to be too wordy and I know this tenant means well and is over her head.

I agree with MC, keep the letter short, factual and no emotional or personal comments.

Your letter may well be used against you at some point. Dont give ammunition.

I use terms such as "ordinary cleanliness" "reasonable cleanliness" as these are the types of phrases our residential tenancies act uses.

Why not:

Dear Tenant,

A little more history:

I have rented to this family three different times. They have rented three houses from me over the past six years.

I rent houses to two of their family members (husband's brother and a cousin, all excellent tenants).

This family has never missed a rent payment and has not paid late one single time.

The husband and wife recently separated. Wife, children and animals remained. This is when things started falling apart. I questioned whether she could manage on her own but her income alone qualifies her.

It's hard being harsh with her but she does need to be made aware this is a problem. And her sneaking in the dog and then asking for another one when she can't keep up with the ones she has didn't sit well with me.

Just another reminder to me not to become too friendly with tenants because things can change at any time.

Sounds like she is under a lease? When does it end? What does your lease say about unauthorized animals? She has unauthorized animals. Bill as such.

As for the lawn and the stuff in the garage, send a letter giving 48 hours to correct. State that you'll be there to check it, and if the yard is not mowed and trimmed you will have it completed at a cost that will be added to her rent. Tell her you expect to cost around $300 due to the overgrowth. For the garage, you expect the excess stuff be removed and the urine and feces cleaned up within 48 hours as well. You will check and if not a Ken care of you'll send someone over to take care of it. Then follow up.

Make sure she knows any costs will be passed on to her as added rent.

Lastly, for the odor in the home. Tell her she failed your inspection and that you expect it to be cleaned. If not taken care of, you will begin eviction proceedings due to the conditions in the home.

Mrs Tenant

You have failed a recent inspection of my property. The following are Lease violations and require immediate correction:

1-grass mowing (reference lease #__ 'lawn maintenance is the responsibility of the tenant" or what applies) "if not corrected by __date, a mowing crew will be hired at TENANT'S expense."

2-garage condition (if not actually mentioned in lease, a short blurb about feces health&safety "Wood/concrete absorbs the smell which can only be removed by chemical cleaning and re-sealing at TENANT'S expense."

3-interior cleaning and smell (another blurb from lease or site health/saftey again and give a deadline.

Lynda has it.

I copy paste from my lease what they are in violatiin of.

My lease requires 5 days to cure, someone above said 10 (that's a long time!)

So as above: Copy and paste the clauses from your lease that apply. Use bullet points and include the paragraph number.

Then end the letter with the date the projects much be completed.

No kidding Charlie! I agree. That's why the last straw was her pushing my patience regarding the extra animals.

Part of it is my long history with the family and their other family members who rent from me. Part of it is my empathy for tenants in our rental environment. It's really hard to find quality affordable rentals.

It's considered a great privilege to get into one of my houses. I have waiting lists and get inquiries multiple times weekly with no advertising and no openings. Very low turnover.

Get a new tenant...at full market rent.