hd,

I'm not from GA, so perhaps someone with more expertise will drop by, but here's how it works in Missouri.

If a violation is observed, I can file for eviction, immediately, no "Cure or Quit" required. In other words, I do not have to give them a chance to correct it.

In practice, i probably would do exactly what you're thinking about doing. I'd put a definite time line on it: 48 hours the animal and all traces of it must be removed from the premises.

Non-compliance is handled the same way. If I give them a chance and they fail to comply, we file for eviction based on breach of lease. The standard of proof will vary according to your area, so be prepared with as much "ammo" as possible: pictures, statements, witnesses who will come to testify on your behalf.

It might be quicker and cheaper to just allow her to move out quickly to save her reputation and the court costs she'll owe for the lease violation. Present it as a win for her, "Look Sandy, I know you love Mr. Big Teeth, and we're animal lovers too. But as we have discussed our insurance won't cover a pit bull. How about you find a place that does allow your dog and I'll let you out for no extra charge as long as we get the full last month's rent paid and you leave the place swept clean?"

If she refuses, then proceed with the non-compliance steps mentioned above.

Good luck!

I do NOT know GA law.

1. Under GA law, are you required to give a __ Day Notice To Cure Or Quit? If so, be sure your letter/notice complies with all statutory requirements.

2. Under GA law, is "certified mail" proper for a Cure Or Quit? Is personal service required? Is "first class mail" required? Note: Certified mail is NOT first class mail. In some states, sending certified (which many of us think of as better than first class) does not satisfy the requirements for first class mail -- because the post office will not deliver it to a mailbox. If the tenant is not available when my process server tries personal delivery, we need a notarized proof of service by posting plus first class mailing, with a post office receipt as proof of mailing. Find out your local requirements!

3. Keep calm though the process. Find out the rules and take it slowly, touching each base in proper order. You will get your house back, and it is only a little bit of time to follow the steps -- even if some of them do not make sense!

whats the wording in the lease that says its a violation? just discussing it is not a violation.

Our notices to cure are based on seriousness of the violation. Dangerous pet would be a 7 days to cure (get rid of pet) shows your giving time for them to find a home. after 7 days notice is served that the lease is terminated and here is your 30 day noitce.

I discussed the lease clause with the tenant (and also the fact that pit bulls are not allowed by insurance), which reads:

That's a good clause. It it almost just like mine. Except: going forward I would eliminate the last two words "NO PETS", because that does sound contradictory to "Prior consent of management". I also suggest add: "WRITTEN" consent of management, and if said pets should at anytime become THREATENING, annoying, etc.."

It sounds like this needed to be addressed when you found one was "visiting".

Now all I can say is read your state's landlord-tenant laws and consult with an experienced R.E. attorney.

I give a 72 hour written notice that the dogs must be removed from the property. If the dogs don't disappear, I give the notice to vacate... thats why I do month to month, so I can get rid of problem tenants.

With a lease, try telling her the dogs must be off the property now, but you will let her oUT of the lease with no penalty if she can move out quick.

so your problem is you allow pets. your up against it with that wording. YOU LOSE.....

I had brothers rent a 2 bedroom lower apartment with a large outside patio area. This was a no Pet building. One day I saw a pit bull killer dog in the yard. I asked who's dog was that. Answer, oh it's our family dog and our parents can no longer care for him. What should we do?

I suggested finding a new home for the dog or sending it back to their parents. I demanded the following information:

a) dog license

b) renter insurance covering dog bites and attacks

c) a bank statement with $5,000 (dogs do damage to people and property)

d) veterinarian records that the dog has it's shots and vacinations

e) dog training or obedience school certificate

The brothers couldn't product any of my requested information. The had no valid dog license, no insurance, no fund to cover damages, no proof of medical care.

So I said you are lousy dog owners. You have two choices. Get rid of the dog or be evicted, handing them a 5 day notice to Cure Violation or Move Out!

So many good thoughts here. Thanks all. Vee, I like this idea in theory but then I am allowing the pit bulls which violates insurance, so I don't want that on record. I'm not condoning pit bulls period. Last thing I need is a bad dog owner causing me a lawsuit that insurance won't cover.