State Specific Question About: OREGON (OR)

I am not a lawyer but I do not know why you could not.

I understand the reluctance many have about renting to people with pets and smokers. Since my units are Class C, I've noticed that 80 percent plus of them both smoke and have pets. They routinely lie about it.

If I refused to rent to those who smoked or had pets, that would eliminate 80+ percent of potential tenants.

I've long ago decided that I must either allow these things or go broke. So I've allowed both.

Actually, I've turned it to my benefit. I've found I can charge a little more and get it. I advertise pets and smokers welcome.

So many deny them that I have a large pool to choose from.

I have just made my places more resistant to the problems caused by them. This means fenced yards, pet doors, sealed subfloors and walls (kilz sealer under paint), hard surface floors, etc.

Also, I've noticed those who smoke and have pets generally can't smell smoke in a home and don't care. I've literally never heard a complaint about smoke or pet smell from an applicant who smoked or had pets.

Of course, those who want class B or better rentals and/or don't have pets or smoke notice these things immediately.

I always go to Facebook and see what I can find. It’s amazing how many pets that are on Facebook have passed away within the last few weeks.

My last battle with tenants over unauthorized or additional pets went like this:

I asked the tenants on "WHY" they got the pet without my express written permission. I also put this in letter form as proof as to when I was alerted to the additional pet.

Then I presented proof that prior to their tenancy I had: Painted the entire inside of their rental, installed new flooring, new window treatment and appliances. I provided them with copies of my receipts, totaling over $5,000.

I explained that even though there is going to be some expected wear-and-tear to the rental, that they were responsible for any additional damage caused by the tenants or their pets. Even a service animal or companion animal are not exempt for their responsibility to deliver the unit back in reasonable condition.

All of this information was given to the tenant and also sent via mail with a proof of sending. I made a copy of the same packet and mailed to to myself for my records.

Then when the tenant moves out if there is anything left in the way of a deposit, I will first apply the "Pet damage" against the deposit. Then I will bill the tenant for the excess damage with pictures and receipts for the replacement and repairs caused by the dog(s).

Richard, thank you for the example.

If you can show proof that this unauthorized animal was actually in YOUR place via pictures of the animal and pictures without it (same location) that should constitute proof.

However, what does your lease say about animals? Does it provide a penalty for and specifically state no "visiting animals" allowed or extra animals beyond the one you accepted? If so, go get 'em. Make em pay. Kick them out. Whatever you want to do.

Bill retroactively for extra pet rent and registration fee, easier to be a plaintiff than a defendant.

And maybe Lichtenstein will send a man to the moon.

Update your lease so that dog sitting and visiting is forbidden.

{{{{{{{......Do a surprise inspection. Wear a body camera if legal......}}}}}}}

It's tricky to do a surprise inspection when the landlord is required to give a 24 hour notice.

That 24 hour notice allows the tenant to hide all sorts of bad behavior. It's easy enough to hide things when the landlord has to give you a generous warning that he will be coming in.

Pet registration fee and non-refundable pet fee are against the law in Oregon. Don't do that, gharry.

Oregon state law gives you a (rather short) list of what fees a landlord is allowed to charge in Oregon.

I added the NO VISITING DOGS ON PROPERTY and NO DOG SITTING clauses to my lease when a tenant complained about their neighbor's dog's non-stop barking. This was new, her two dogs were general quiet and sedate. So when I spoke to the other tenant, she said, "OH that's my boyfriend's dog." I told her to send him home.

Ran into a surprise puppy at a place once and the tenant's first instinct was to lie, "It's my sister's and is just visiting."

So now with the No Visiting Dogs and No Dog-Sitting clauses, those things don't need to proved or disproved.

I generally allow pets, but refuse smokers.

I have two houses that I'll probably allow smokers in the next time they become vacant. I'm figuring I'll up the rent to cover the cost of washing the walls and repainting, plus charge a double deposit (Max allowed under MO Law). They are small, 2 bedroom older homes. Definitely class C.

One of them I'd love to sell, but don't want to do that to the disabled lady living there. It does produce a profit, but not much of one. It is on the other side of town from the rest of my places.

The other is across the street from my next building location. I've done a lot to remodel it over the years, and currently have a nice young woman in there. Sadly, I expect her to graduate in December 2019. Who knows.