Tenant Just Got a Puppy!?!?!

[Ken15]

Just found out that one of my tenants has bought a puppy! She is renting a brand new townhome (Waterloo, ON) from me and lives with her two young (under 10) kids. She has lived in the townhouse for about a year and signed a lease that clearly stated no pets. Never had a problem and they have been great tenants so far. I think the puppy is a black lab if that makes any difference.

Not sure what I should do.... if anything????

 

[billf]

Hi,

Hopefully they are dogsitting but...

In Ontario pets are allowed regardless of lease details. If the unit is multi residential, and another person in the building is allergic or the dog barks and effects the reasonable enjoyment of others then you may have grounds to have the dog removed.

Even if you have a good relationship with the tenant, this is a violation of an agreement. Take pictures of the unit and say that any damage caused will require compensation. Black Labs can be very destructive puppies. Good Luck.

Bill F

 

[invst4profit]

You can not evict because they acquired a dog but you can if it causes problems for other tenants.
A new home and a dog are a very poor mix, your flooring will be destroyed. A dog like that could cause a lot of damage.

I would make it very clear to them that you do not approve and do not want tenants with dogs.
I would then find some other reason to evict. Document everything they do, make there life difficult, send eviction notices for late payment send notices for noise infractions (kids or dog). Do regular inspections once a month or more with 24hr notice. Every time you find damage tell her she will have to pay and get it repaired immediately. If the dog pees on the carpet tell her she will have to have the entire carpet cleaned immediately etc. Once they clearly understand you do not want them they will probably want to leave but may find it difficult with the dog.

 

[brad]

Slow down everyone..... it`s a dog, not a cheetah. I have raised 2 dogs through puppyhood and have had no damage to my place. It is all in how responsible and commited the owner is.

A crate is a must, period, not arguable. Lots of outdoor activity and training. Labs are smart and usually pick up on things quite quickly, but like any animal, they will do what you let them get away with. Your house will require a lot more cleaning. If the tenant doesn`t take the time to clean the dogs` paws, legs and belly (minimum) after an outdoor session, your carpets will take a beating. Labs are very oral dogs too, THEY LOVE TO CHEW.

You must have a discussion with your tenant, and like previous posts say, document and take pictures. Don`t lose sleep over this, just act quickly.

Just my 2 cents.

Brad Hamilton

 

[invst4profit]

Don`t lose site of the fact that we are talking about a renter.
Two small children and a puppy!!!
To busy to worry about the dog, probably let the carpet clean the dogs feet.

The fact is dogs cost landlords money and a lab puppy in that house hold has the potential to be really expensive with not much chance of compensation in Ontario.

Trying to make much less enforce restrictive dog rules in this situation (small children) has failure written all over it.

However this isn`t just about a dog. It`s one thing for a tenant to unknowingly do something a landlord might not like but a lease that says no dogs means she is snubbing you as a landlord and has no respect for your rules.
Evict her now before she moves in her unemployed alcoholic internet boyfriend.

 

[MikeMcCrae]

I am a dog lover and usually can be convinced to break my own rules about dogs. But never a large breed less than a year old. Can a dog be raised without damage? Yes. Does it usually happen that way? No. There are so many things that a big dog can wreck. Not worth the risk.

 

[ShannonMurree]

QUOTE (Ken15 @ Nov 13 2008, 08:47 PM) Just found out that one of my tenants has bought a puppy! She is renting a brand new townhome (Waterloo, ON) from me and lives with her two young (under 10) kids. She has lived in the townhouse for about a year and signed a lease that clearly stated no pets. Never had a problem and they have been great tenants so far. I think the puppy is a black lab if that makes any difference.Not sure what I should do.... if anything????Given that you said they`ve been with you for about a year you can draw up a new lease (don`t forget to include the increased rent that is allowed). You said they`ve been great tenants so far so encourage that relationship. However, you cannot evict because they merely have a pet (assuming the townhome is not shared by another tenant). **The law does stipulate by breed (obviously pit bulls and not a black lab) and **states:76. (1) If an application based on a notice of termination under section 64, 65 or 66 is grounded on the presence, control or behaviour of an animal in or about the residential complex, the Board shall not make an order terminating the tenancy and evicting the tenant without being satisfied that the tenant is keeping an animal and that,

(a) subject to subsection (2), the past behaviour of an animal of that species has substantially interfered with the reasonable enjoyment of the residential complex for all usual purposes by the landlord or other tenants;

(b) subject to subsection (3), the presence of an animal of that species has caused the landlord or another tenant to suffer a serious allergic reaction; or

 the presence of an animal of that species or breed is inherently dangerous to the safety of the landlord or the other tenants. 2006, c. 17, s. 76 (1).
Same

(2) The Board shall not make an order terminating the tenancy and evicting the tenant relying on clause (1) (a) if it is satisfied that the animal kept by the tenant did not cause or contribute to the substantial interference. 2006, c. 17, s. 76 (2).

Same

<A name=s76s3>(3) The Board shall not make an order terminating the tenancy and evicting the tenant relying on clause (1) (b) if it is satisfied that the animal kept by the tenant did not cause or contribute to the allergic reaction. 2006, c. 17, s. 76 (3).


Here`s a clause that myself and clients include in their Lease Agreements:
Tenant agrees to be responsible for any and all repair or replacement costs due to the presence of any pets on the premises. Tenant further agrees that if pets are kept on the premises, Tenant shall have the carpets professionally cleaned and make any and all repairs to any areas of the property or unit that may be necessary to restore any damages caused by pets.

I know that unfortunately a lot of tenants have ruined it for others however, there can be some responsible pet owners so do suggest a crate (in their absence) and regular inspections.

Good luck!

**Source: http://www.e-laws.gov.on.ca/html/statutes/...6r17_e.htm#BK86

 

[Gale]

Relax, this is a highly trainable puppy, not a full grown dog with already established behavior problems. Calmly talk to the owner and find out if she`s had big dogs before and ask if she has trained them before, and if she plans on training this one or not. Big dogs that are exercised every day will be fine, and if she has two kids I`m sure it will get exercised. Insist that she crate it when it is left alone. Yes, black labs are big dogs and they like to chew as puppies, but they are also very smart and easy to train. I just had to put down our 13 year old black lab that we raised from a puppy. He never did any damage to our flooring, walls, furniture etc. from chewing or digging, and was a great dog.
Consider that they have been great tenants for a year already and they must feel very at home in your place to want to bring another family member into your rental. If you`re still worried ask for additional rent to cover damages. Look at the positive side - the dog will add another level of security to your place.

 

[Ken15]

QUOTE (Gale @ Nov 15 2008, 02:00 PM) Relax, this is a highly trainable puppy, not a full grown dog with already established behavior problems. Calmly talk to the owner and find out if she`s had big dogs before and ask if she has trained them before, and if she plans on training this one or not. Big dogs that are exercised every day will be fine, and if she has two kids I`m sure it will get exercised. Insist that she crate it when it is left alone. Yes, black labs are big dogs and they like to chew as puppies, but they are also very smart and easy to train. I just had to put down our 13 year old black lab that we raised from a puppy. He never did any damage to our flooring, walls, furniture etc. from chewing or digging, and was a great dog.
Consider that they have been great tenants for a year already and they must feel very at home in your place to want to bring another family member into your rental. If you`re still worried ask for additional rent to cover damages. Look at the positive side - the dog will add another level of security to your place.

Thanks for all the input!

I will take all your advice and talk to the tenant this week. On a brighter note I did drive by the other day and there was the packaging for a dog crate in the garbage! That could be a good sign?!?!?

 

[Jack]

QUOTE Slow down everyone..... it`s a dog, not a cheetah.

No kidding! If the little mutt damages the property, pay for it with their damage deposit. As long as you`re reasonable, you win. And, given that this looks to be a single mother, she`ll probably treat that hound like it`s friggin` sent from heaven. I`ve seen it before. I know a few girls who consider their dog their "kid". Crazy, yes, but it`s out there.

If people want to strap themselves to a 10 - 14 year commitment with some slobbering, foul-smelling, fur-shedding, messy, annoying, crap-happy creature like a dog, that`s their choice. As the landlord, one thing should be of utmost importance to you, and that`s the rent cheque clearing on a monthly basis. In actuality, this new "dog" just makes them that much more tied to you, as it probably costs them about $100/mo. to feed the thing, meaning that she`s that much more loyal/committed to her income stream (job), meaning that she`s probably not going to be buying a place anytime soon, meaning that she`s probably happy where she is and has no plans on leaving.

Congratulations, sounds like a homerun for you.

 

[SusanPenner]

Most things have been covered with regards to labs, crates, walking etc.

I`m pro animals, so all our rentals are pet friendly. Have them fill out a pet registration form. Remind them the pet has to be licenced. If you have condo regs on your townhouse, check your condo regs to ensure that a lab is allowed. Sometimes only dogs under 35lbs are allowed in condo regs...a lab will be around 80lbs. If you have hardwood, gift them with nail clippers...the heavier the dog the more scratches. IF you are worried about damage, charge a pet fee if allowed. We charge premium rent with the idea we will have someone that has a pet. All the carpet advise for cleaning is also good. With pets tell them it has to be sanitized for the next owner (which costs extra) IF a pet does stain the carpet ....don`t let it sit! Your tenant has two children so I can`t see "certain stains" sitting!

Last of all, MEET the dog. Meet it again for peace of mind at at least 1 year (6 months if you want to change behavior) (this also gives you a chance for a walk through and see if there is damamge). If you don`t know dog behavior, take a friend who can advise you whether the dog is getting training or not. Remember a lab will be puppy dumb for at least a year!

Hope that helps!
Rgards,
Susan
Owner of Bernese Mtn dog and Border Collie