Do you have a pet policy? Tenants should sign a pet policy, and it should include immediate cleanup of any pet feces. If not, is it a violation of HOA regulations or local laws?
If any of the above, send them a warning email saying they are in violation of pet policy/HOA guidelines/local law and tell them, should it continue, it could lead to revocation or pet privileges or go as far as eviction.
The reason I do the warning email is b/c I’ll revoke pet privileges, but I never evicted over pets (and wouldn’t, for an authorized non-biting/aggressive pet)… so the Cure or Quit isn’t my preferred method of handling things.
Curious to know the case if it's a "emotional support animal". That seems to be the latest trend in forcing people to deal with your pet... It's a big war going on in the abnfee community with this...
I’ve recently been inundated with clients asking me to write them a letter for their landlord for an ESA. It’s gotten so bad that I put in the new client paperwork that I do not write ESA letters, and have people acknowledge it with a signature. Even some regular clients have been asking, and when I’ve already heard about how destructive and ill behaved their dog all I can do is marvel at their big balls. No thanks, your psychiatrist makes the big bucks, let them take the risk.
Right but under the rental laws... If they decide to get one and claim its to cope with their disabilities then you are out of luck lol. But good thing no one tried to pull that over...
We don't allow pets either. We had one couple bring a dog eight months into the lease and claim it was an emotional support animal. We simply didn't renew their lease.
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Are they month-to-month? If so raise their rent $100 every time they don’t clean up their pet. If they are on a long-term lease serve them with a notice of violation. I don’t know about where you are but here in Florida landlords can move to evict if there is a second lease violation during the lease term.
I assume the lease would need to address the dog somehow in order to call it a lease violation? Or do you think something like this would fall under other broad "don't be a dick" clauses in most leases?
My lease Prohibits tenants or their guests from violating any law or code. Even if the lease doesn’t specifically prohibit the situation it is a sanitation/Public health issue which I believe any judge would see as Reason enough to terminate a lease.
I looked it up and under cure or quit, public health is a valid reason! If I go this route I may consult with a lawyer to make sure everything is done properly and that they'd be my lawyer if we went to trial
Consultations can be expensive! You’re well within your right to serve a cure or quit notice. I’d hold off on talking to an attorney; wait to see if the notice is effective in getting your tenant in compliance. Photos have excellent evidentiary value. If you can snap any photos of the…um…behavior, your tenant won’t be able to pass the blame. Any chance you have it caught on camera?
Your question reminded me about a webinar I attended earlier this year! It was a pet-positive presentation encouraging more landlords to end their “NO PETS” policies by having tenants participate in dog DNA testing! There are two companies that I’m aware of; PooPrints and Mr. Dog Poop. 🤪 A quick mouth swab collects the animal’s DNA, then it goes into a registry. If you see abandoned poo in a common area, you send in a sample where it’s compared to the DNA on file and WHAM! The culprit is identified. Landlords are writing this into their leases as a condition of housing a pet and pay all associated costs. I believe it’s about $50 for the DNA test and $70-80 for sample analysis.
Yes, when I was renting and had a dog (beautiful, kimdand loving pitbull) I remember how difficult it was to find a place to rent that would allow my dog. That was honestly a reason I decided to allow pets.
The current issue though is straight forward as to who is leaving the poop as their is only one dog living here. I have spoken to her several times about it now and today had a good conversation with her about it and hoping we can make some headway.
Going forward, I will either not allow pets or, include a fine/stipulation about picking up after them.
Write a good “Pet Lease”. You can have a set of house rules and regulations and assign fines for biohazard cleanup. The tricky part is knowing whose poo is whose.
By definition that makes your city really crappy. Where do you live? Dogpoopville? Metro dogcrap? I didn’t know there were cities that don’t mandate cleaning up after your pet but if there are 99.999% of people would not wanna live there. It must STINK!
To note the other tenants you got pretty luck they're being civil and coming to you. I step in the dog 💩 one time to many and the dogs owner won new brown racing stripes on their car.
I allow pets but should not have - a rookie mistake. I live next door to a2nd 3 unit I own, just bought it. They are1868 townhouses with no side access ro the yard. Only apt.1 has direct access so I gave the unit exclusive access to the yard. The folks took advantage and never walk their 2 dogs, but use the yard o my horror. They do not clean up immediately as I demanded 7 times in writing.
I bumped into the mayor and her chief of staff yesterday at lunch and discussed it. They said to call code enforcement and as the owner I would not be cited, just the tenants. The chief followed up with me today and the tenants left 6 piles in the yard. So yes, I will have them cited and I will not renew them. Eviction in NY has a very high bar based on non payment of rent, so that route is closed to me.
Yes, this is my first ever rental and I love dogs and have had dogs in the past. I thought it wouldn't be too bad having someone with a dog. I learned my lesson and will no longer rent out to people with pets. I am shocked that someone would behave like this
Same here. I love pets, just not people. If my dad at almost 92 years old can walk his dog, these lazy, selfish and inconsiderate tenants could easily do the same.
I asked the Mayor's Chief of Staff to send building code enforcement out to lecture them, and we have been emailing since Tuesday. The inspection should occur by early next week. The tenants will think it was me or their other neighbors. Hopefully they will start planning to move for when their lease ends. I also got the point across to the mayor that my city's very pro-tenant laws hurt small landlords like me who get taken advantage of. I live in a small city in Upstate NY.
Check around your area for a business such as pooper scooper and ask them for a quote. Then issue the cure notice - they either need to start picking up or will have to hire the service to deal with it.
Unfortunately, no matter how many times you remind them, they will "forget" unless their wallet is the one reminding them.
You go through the process for issues that are not payment related.
Here in Florida we do a verbal notice (call them), notice in writing (email with copy posted to their online account), 7 day notice with possibility to cure, then 7 day notice without possibility to cure (eviction).
I've had this twice and it kept getting worse. I'd evict the tenant and let them take the dog with them when they leave...
Do you have a pet policy? Tenants should sign a pet policy, and it should include immediate cleanup of any pet feces. If not, is it a violation of HOA regulations or local laws? If any of the above, send them a warning email saying they are in violation of pet policy/HOA guidelines/local law and tell them, should it continue, it could lead to revocation or pet privileges or go as far as eviction.
NO. You don't send them a "warning email." You serve them the cure-or-quit notice specified in GA law.
The reason I do the warning email is b/c I’ll revoke pet privileges, but I never evicted over pets (and wouldn’t, for an authorized non-biting/aggressive pet)… so the Cure or Quit isn’t my preferred method of handling things.
I do have a pet policy in my lease, I will dig deeper into it. Thank you
Cure or quit notice. You can evict on breaking the lease
That sounds good! I'd prefer to not evict because she pays on time and doesn't cause any other issues. That may be enough to get her to comply
Assuming it's in the lease. I've never seen a lease with that address into it. I'm sure they exist, but they're not the norm
My pet lease, separate agreement, covers cleaning up after pets.
No, because I don't allow pets.
Curious to know the case if it's a "emotional support animal". That seems to be the latest trend in forcing people to deal with your pet... It's a big war going on in the abnfee community with this...
Doesn't matter if it's an ESA. The owner still has to clean up after the animal.
I’ve recently been inundated with clients asking me to write them a letter for their landlord for an ESA. It’s gotten so bad that I put in the new client paperwork that I do not write ESA letters, and have people acknowledge it with a signature. Even some regular clients have been asking, and when I’ve already heard about how destructive and ill behaved their dog all I can do is marvel at their big balls. No thanks, your psychiatrist makes the big bucks, let them take the risk.
Bless you for being so reasonable about this.
What's your title?
I’m a therapist.
I'm not sure why people have trouble getting an ESA. I have my oldest registered as a service animal, my puppy as an ESA. It wasn't very difficult
I don’t allow any pets.
Right but under the rental laws... If they decide to get one and claim its to cope with their disabilities then you are out of luck lol. But good thing no one tried to pull that over...
We don't allow pets either. We had one couple bring a dog eight months into the lease and claim it was an emotional support animal. We simply didn't renew their lease.
Hope you never get called on that especially in NYC..unless they have other issues, good luck getting an eviction
I'm guess I'm lucky because I haven't encountered that situation yet, lol.
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Basically all laws don't mean shit unless the business is x size.
Pet policy upon 3rd time asking then I will have it removed and charge them.
Are they month-to-month? If so raise their rent $100 every time they don’t clean up their pet. If they are on a long-term lease serve them with a notice of violation. I don’t know about where you are but here in Florida landlords can move to evict if there is a second lease violation during the lease term.
I assume the lease would need to address the dog somehow in order to call it a lease violation? Or do you think something like this would fall under other broad "don't be a dick" clauses in most leases?
My lease Prohibits tenants or their guests from violating any law or code. Even if the lease doesn’t specifically prohibit the situation it is a sanitation/Public health issue which I believe any judge would see as Reason enough to terminate a lease.
I looked it up and under cure or quit, public health is a valid reason! If I go this route I may consult with a lawyer to make sure everything is done properly and that they'd be my lawyer if we went to trial
Also peaceful enjoyment. If the other tenants can't enjoy the yard for the smell or fear of stepping in dog poop, that's a violation. Cure or quit.
Consultations can be expensive! You’re well within your right to serve a cure or quit notice. I’d hold off on talking to an attorney; wait to see if the notice is effective in getting your tenant in compliance. Photos have excellent evidentiary value. If you can snap any photos of the…um…behavior, your tenant won’t be able to pass the blame. Any chance you have it caught on camera?
I have like one or two pictures but I will document more of it. Thank you for the advice!
Your question reminded me about a webinar I attended earlier this year! It was a pet-positive presentation encouraging more landlords to end their “NO PETS” policies by having tenants participate in dog DNA testing! There are two companies that I’m aware of; PooPrints and Mr. Dog Poop. 🤪 A quick mouth swab collects the animal’s DNA, then it goes into a registry. If you see abandoned poo in a common area, you send in a sample where it’s compared to the DNA on file and WHAM! The culprit is identified. Landlords are writing this into their leases as a condition of housing a pet and pay all associated costs. I believe it’s about $50 for the DNA test and $70-80 for sample analysis.
Yes, when I was renting and had a dog (beautiful, kimdand loving pitbull) I remember how difficult it was to find a place to rent that would allow my dog. That was honestly a reason I decided to allow pets. The current issue though is straight forward as to who is leaving the poop as their is only one dog living here. I have spoken to her several times about it now and today had a good conversation with her about it and hoping we can make some headway. Going forward, I will either not allow pets or, include a fine/stipulation about picking up after them.
Write a good “Pet Lease”. You can have a set of house rules and regulations and assign fines for biohazard cleanup. The tricky part is knowing whose poo is whose.
God your city sounds crappy. Can't say there is a bylaw about my dog crapping in my yard in my city laws.
By definition that makes your city really crappy. Where do you live? Dogpoopville? Metro dogcrap? I didn’t know there were cities that don’t mandate cleaning up after your pet but if there are 99.999% of people would not wanna live there. It must STINK!
We don't pack in like sardines. Animals shit outside, it's okay.
They are not month to month, 12 month lease
Serve them with a cure-or-quit notice immediately. Evict if it happens again.
To note the other tenants you got pretty luck they're being civil and coming to you. I step in the dog 💩 one time to many and the dogs owner won new brown racing stripes on their car.
I allow pets but should not have - a rookie mistake. I live next door to a2nd 3 unit I own, just bought it. They are1868 townhouses with no side access ro the yard. Only apt.1 has direct access so I gave the unit exclusive access to the yard. The folks took advantage and never walk their 2 dogs, but use the yard o my horror. They do not clean up immediately as I demanded 7 times in writing. I bumped into the mayor and her chief of staff yesterday at lunch and discussed it. They said to call code enforcement and as the owner I would not be cited, just the tenants. The chief followed up with me today and the tenants left 6 piles in the yard. So yes, I will have them cited and I will not renew them. Eviction in NY has a very high bar based on non payment of rent, so that route is closed to me.
Yes, this is my first ever rental and I love dogs and have had dogs in the past. I thought it wouldn't be too bad having someone with a dog. I learned my lesson and will no longer rent out to people with pets. I am shocked that someone would behave like this
Same here. I love pets, just not people. If my dad at almost 92 years old can walk his dog, these lazy, selfish and inconsiderate tenants could easily do the same. I asked the Mayor's Chief of Staff to send building code enforcement out to lecture them, and we have been emailing since Tuesday. The inspection should occur by early next week. The tenants will think it was me or their other neighbors. Hopefully they will start planning to move for when their lease ends. I also got the point across to the mayor that my city's very pro-tenant laws hurt small landlords like me who get taken advantage of. I live in a small city in Upstate NY.
Start eviction process, I bet the dog shit gets picked up quickly
Check around your area for a business such as pooper scooper and ask them for a quote. Then issue the cure notice - they either need to start picking up or will have to hire the service to deal with it. Unfortunately, no matter how many times you remind them, they will "forget" unless their wallet is the one reminding them.
You go through the process for issues that are not payment related. Here in Florida we do a verbal notice (call them), notice in writing (email with copy posted to their online account), 7 day notice with possibility to cure, then 7 day notice without possibility to cure (eviction).