More dogs than allowed
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More dogs than allowed (by Rachel [NE]) Mar 24, 2019 8:04 PM
       More dogs than allowed (by Vee [OH]) Mar 24, 2019 9:24 PM
       More dogs than allowed (by JB [OR]) Mar 24, 2019 9:29 PM
       More dogs than allowed (by WMH [NC]) Mar 25, 2019 3:20 AM
       More dogs than allowed (by LindaJ [NY]) Mar 25, 2019 5:16 AM
       More dogs than allowed (by S i d [MO]) Mar 25, 2019 5:20 AM
       More dogs than allowed (by Rachel [NE]) Mar 25, 2019 6:04 AM
       More dogs than allowed (by JKJ [MA]) Mar 25, 2019 6:05 AM
       More dogs than allowed (by Rachel [NE]) Mar 25, 2019 6:14 AM
       More dogs than allowed (by LindaJ [NY]) Mar 25, 2019 6:52 AM
       More dogs than allowed (by Oregon Woodsmoke [ID]) Mar 25, 2019 8:09 AM
       More dogs than allowed (by JKJ [MA]) Mar 25, 2019 2:24 PM

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More dogs than allowed (by Rachel [NE]) Posted on: Mar 24, 2019 8:04 PM

Long story short, our tenants moved in in January. Originally when we interviewed them, they said they had one dog. While signing the lease they mentioned they technically have 4 and asked if they could have 2 permanently but 4 for the first month while they had family members take the other two. Should have said no right there. We have been nice and not said anything til today. Asked about the dog situation and they said family could no longer take the other two. This is where my boyfriend and I disagree. I would have like to of said they had two weeks to get down to two dogs. But he ASKED if they could have it done by May 1st and they said they'll try. He is trying to be a little softer with them than I would want. It is our house and we make the rules, not them. They dont seem like the type of people who are really going to try too hard to have it done by May.

What would you all do? If we decided it is okay to keep them, what is an appropriate amount to increase the rent by a month. Deposit too? The rent is currently 1400. Too much for $200 more a month? These are small dogs either. Its 4 pits....Help!!

More dogs than allowed (by Vee [OH]) Posted on: Mar 24, 2019 9:24 PM

Best to follow your state and local tenant rules on timing, it will likely be a 30 day notice to cure, meaning down to the 1 dog agreed upon application, do you require registration fees if the dog is approved by insurance, a popular policy is photo vet records which proved animal breed and adult sizd, most here require pet fixed so your place is not the local puppy mill, also a no animal sitting and or visiting sentence should be in your pets and animals clause, but back to the tenant curing the lease violation - it not cured in your legal timeline then you will be forced to evict these folks.

This may require an Atty who is part of an eviction mill, they know how housing court works trying to recover your place in less than 30 days, in my area we pay them a flat fee about 400bux.

More dogs than allowed (by JB [OR]) Posted on: Mar 24, 2019 9:29 PM

Are you serious? Are you really renting to these jokers? Rachel, your boyfriend has "SUCKER" written all over his forehead. Give them minimum notice to get down to one dog within 10 Days (or whatever is required by your state law) and proceed with eviction if they don't follow through.

You and your boyfriend need to find a new hobby! I don't think renting is for you.

More dogs than allowed (by WMH [NC]) Posted on: Mar 25, 2019 3:20 AM

My animal agreement says it can be revoked at any time for any reason, basically, without revoking the entire lease.

In this case I would have a choice: issue a 5-day "notice to cure" that I would use for other violations per the lease, which says cure the violation or we will cancel the lease and evict, or an immediate revokation of the animal agreement without revoking the entire lease, and they would have to get rid of all animals.

More dogs than allowed (by LindaJ [NY]) Posted on: Mar 25, 2019 5:16 AM

Why would you even allow 1 Pit? Dogs are pack animals, a pack of animals is trouble. Most insurances will have a list of breeds that they will not allow. Pits are high on that list, if your company has a list, you are putting your insurance coverage in jeopardy. You need to give notice to get rid of the dogs and follow through with getting rid of the tenant if they don't.

More dogs than allowed (by S i d [MO]) Posted on: Mar 25, 2019 5:20 AM

Your lease should address what happens when tenants violate your animal policy. What does your lease say?

Here's my animal policy. Add this or something like it to your lease and have your attorney review for legality in your state/county. For now, you can present this as your "standard policy", although first off you and BF need to get on the same page. Today, you're undercutting each other, which is not an effective way to run a partnership. Who owns the house, btw?


Animals: TENANT agrees to not permit dogs, cats, or any other animals inside or outside the dwelling or anywhere on the premises—even for brief periods of pet sitting or visitation—without signing and complying with a separately negotiated Animal Addendum. TENANT agrees to pay a one-time fee of $300.00 per unauthorized animal regardless of the time the animal(s) entered onto or inside the premises and TENANT must remove the unauthorized animal(s) immediately. Payment of the fee due under this clause does not constitute approval of animal(s). Failure to remove the animal(s) and pay the fee may result in lease termination.

More dogs than allowed (by Rachel [NE]) Posted on: Mar 25, 2019 6:04 AM

S I D, thank you for actually being helpful. Unlike others in this thread. Everyone has to start somewhere. The BF is no where near being a push over. His theory is you attract more flies with honey than vinegar. I didnt mean to make it sound like we were on opposite sides of this. He is only concerned about protecting the assets of the house. Does not want it damaged by making anyone pissed off at us. He is the one of the title. We are both animal lovers (and have 4 dogs/cats ourselves) so I think that is why we have caved a little. But they have never been late on rent and have even paid early. They're nice, but so are we so I hope we just dont get taken advantage of. You live and learn with all tenants. Thanks again and we will look into all options and definitely change the lease agreement. --174.217.xx.xx

More dogs than allowed (by JKJ [MA]) Posted on: Mar 25, 2019 6:05 AM

Rachel, I would NEVER have let them even move in with 1 never mind 4 pit bulls. Just my opinion but even if I allowed dogs in my rental (which I don’t) I wouldn’t allow allow a pit bull, just to much risk regarding that breed. Where I live you are only allowed to have 3 dogs, any more than 3 and the town requires you apply for a kennel license (not sure about your area obviously but worth looking into) I don’t know how big the place they are renting is but 4 pit bulls in even an average size SFH is too many and you can pretty much expect damage from these dogs. If it was me I would let them know that the 2 dogs that were only supposed to be there for the first month must be removed and re-homed within a time frame you ultimately decide on (the sooner the better). I would also strongly advise that you look into whether or not rental insurance would cover dog bites, and if it does insist they get a policy that would cover dog bites AND PIT BULLS. If these dogs attack someone I do not know if someone would be successful in winning a judgement against you but I do know this, lawyer’s when suing for personal injuries go after everyone and anyone they possibly can. In this case the dogs owner and landlord. Even if you can’t be ultimately held liable, it will be very expensive to defend yourself in the event these dogs attack someone and a greedy lawyer includes your name on the law suit.

More dogs than allowed (by Rachel [NE]) Posted on: Mar 25, 2019 6:14 AM

Our insurance doesn't care what breed of dogs live in the home. The city does allow 3 dogs, which was said to them last night. I always see the bad in people rather than the good so I am just hoping I am worrying about this more than necessary and they will rehome the other two. They dont know it yet but we have grounds to evict them on something else (which isnt a huge issue, but they are technically breaking the lease) so if it comes down to it, it wont be a problem. We just have never had to evict anyone and not looking forward to doing so. They do have a full months rent for a deposit, which is $1400 so we can at least take that too.

We will be taking a lot more precautions moving forward. Very strict pet policies and higher pet deposits too. Thanks for everyone that has actually been helpful.

More dogs than allowed (by LindaJ [NY]) Posted on: Mar 25, 2019 6:52 AM

Understandably you are worried about damage, BUT I can't imagine 4 dogs are not causing damage. And the longer they stay there, the more damage they will do. DO NOT let them push you around, which they have. You need to show you are in charge and there are no excuses you will accept. You had a two dog agreement. Period.

If you have other grounds to evict as well, it might be best to do that. Things will only get worse for the rest of the year. Sorry, I don't think you really see the bad in these people. If you did, you would be evicting them.

Even if your insurance doesn't care about dog breeds, you really need to rethink letting some of the more aggressive breeds into your unit. I have a long time vet tech in one of my units and even she said, she would never ever get a pit. They can turn on a dime!

More dogs than allowed (by Oregon Woodsmoke [ID]) Posted on: Mar 25, 2019 8:09 AM

For your future reference, I am a pet lover and I have dogs and I allow dogs in my rentals.

In my written criteria, it is an automatic rejection if anyone says they will re-home a pet in order to secure a rental. So, I would have rejected your applicant immediately.

It is also in my written criteria and on my application, that an applicant will be rejected for lying on the application. Your tenant would have had the lease pulled back and been sent on their way when they suddenly had four dogs instead of two.

Your tenants are not nice people. They are cheats, liars, and scammers. You are in for a rough ride.

Myself, I would give them a notice to get rid of the dogs or face eviction, and then I would proceed with eviction.

I suggest that you toughen up your written criteria to try to prevent tenants who intend to take advantage of you, like these tenants are doing.

More dogs than allowed (by JKJ [MA]) Posted on: Mar 25, 2019 2:24 PM

Rachel, Unfortunately I think the best thing you can do is give the tenants a notice to quit, then proceed with eviction if they don’t get rid of the dogs. I by no means know everything about being a landlord but I can tell you this, for the most part a tenant like this will interpret your kindness as a weakness and then they will exploit it!! If you don’t take a deep breath, put your foot down, and deal with this right now by enforcing your lease it is only going to get worse and cost you much more money down the road. This unfortunately is not something that being kind and fair on your part is going to fix. I’m sorry your in this position.

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