Posted by BrokerScott (Mich0 on March 20, 2003 at 18:23:24:
and I’ve found polyurathane on hardwood floors will seal out urine smell. But that’s OK. To each is own. I’ll take the people with pets and get the rent premium over market. Scott
TENANTS got dog, without permission! - Posted by Jay
Posted by Jay on March 19, 2003 at 18:33:19:
Here’s the situation. I bought a 4plex, and inherrited tenants from the previous owner. Up until now they have been great tenants. However, recently I noticed that one has since gotten a cat, and one of the other’s have gotten a dog. Our rental agreements say NO PETS. I honestly don’t mind them having pets, but I have the rents about $100 DOLLARS UNDER market average! I figure that now is probably the best time to raise rents? I’ve wanted to raise the rents since I bought, but our other income is small so I didn’t want to risk a vacancy. One rents for $435, and the other for $425. I’d like to raise them at least to $485 and $475. What advice do you guys have for me? Should I also collect more for security deposit? Thanks in advance, Jay
Re: TENANTS got dog, without permission! - Posted by BobJ (Md)
Posted by BobJ (Md) on March 20, 2003 at 12:59:33:
Did you have them sign a lease when you took over, or are they renting month-to-month? If you have a lease, you could start eviction for breach of lease. In your area, this might be a 2-week process or it might be six months. If they’re renting month-to-month, you should be able to bump the rent or evict them pretty quickly.
Now - do you want them out, or do you want more security in case their pets mess the place up? Think hard about that, because your decision can be used against you if you have to take them to court. If they’re nice folks and always pay on time, I would probably insist that they place an additional pet deposit with you and sign a pet addendum to the lease. My pet deposit is $500, of which $50 is non-refundable. If the animal damages the place, the damages are taken out of the remaining $450.
If you’re a new landlord for these folks, you need to lay down the law. I tell my tenants that I’m extremely fair, but firm. I’ll bend over backward to give them a great place to live, but I’ll go by the letter of the law when it comes to lease terms and on-time payments.
BobJ (Md)
Re: TENANTS got dog, without permission! - Posted by eric-fl
Posted by eric-fl on March 20, 2003 at 10:04:09:
I’m not a lawyer, but I don’t think you can raise the base rent in the middle of a lease. Maybe over the pet thing, since it materially changed, but why be combative? The way I look at it, tenants are customers. Just like any other customers, they typically respond to fair treatment, and common sense.
However, that doesn’t mean you let them push you around, either. Be not just fair, but firm as well. Were I in your position, I would probably just ask them straight up, “hey, did you get a dog/cat?”, in a non-confrontational kind of way. If they own up, since you are willing to let them keep them (which I think is wise), I would just diplomatically point out that, the lease states they’re not supposed to have pets. But, in your generous magnanimity, you will allow them to stay for x$. Make yourself out to be the good guy here.
Re: TENANTS got dog, without permission! - Posted by ~Steve~
Posted by ~Steve~ on March 20, 2003 at 09:12:57:
Jay-
It seems you don’t mind if your tenants have the pets; however,you should let your tenants know that their lease states “no pets.” Let the tenants know that they can have the pets but you will need a non-refundable deposit. You don’t want to loose your tenants so if you raise rents as well, it may seem to them like a “punishemnt” when all your trying to do is cover yourself for fix-up cost. When their leases expire, then raise rents, if you should decide to extend their lease.
I dought they will move because you ask for the deposit.
Worst case, should you end up with a vacancy your rents are below market, so finding a new tenant may not be difficult. Or, a new tenant gives an opportunity to raise rents.
Good Luck
~Steve~
owners are the problem, not the pets - Posted by Anne_ND
Posted by Anne_ND on March 20, 2003 at 08:40:41:
Jay,
This situation raises red flags for me, not because of the pets, but because the tenants are calling the shots here. You’re the landlord, you set the rules, and you should enforce them. The next thing that will happen is that one of the tenants will decide to sublet their place and you’ll find out about after the new person has moved in, and the original tenant is long gone. This has happened to me, and it took me three months to get the new person (who never paid rent) out.
Take control of this situation NOW. Dogs pose a significant liability problem for landlords unless you are properly protected (see recent posts on this in the archives). Be fair but firm with the tenant and explain what it is you want. Whether that be to remove the animals, or to get them to agree to a pet deposit and to get dog-bite liability, it’s up to you.
I also suggest that if you want to raise the rents, then just do it. Don’t tie it to having the pets, because they might give away the animal and then start paying you the lower rent (I learned that the hard way too).
The other thing is that you will need to face the possibility of a vacancy sooner or later. That should have been built into the deal when you bought. If you do have a vacancy, the next few months are the best time to find a new tenant (at least in many parts of the country). So I suggest raising the rents now, and addressing the pet issue now.
Renting to pet owners can be a great source of cashflow, just make sure you are in charge. I strongly urge you to buy Louis Brown’s Property Management course, it has saved me many headaches and much money.
good luck!
Anne
I’ve never understood… - Posted by BrokerScott (MI)
Posted by BrokerScott (MI) on March 20, 2003 at 06:48:19:
why so many of us assume “no pets” is necessarly the way to go. Way back in the day, when I split from my ex, she got the kid and I got the dog. Would have lived in the street before giving her up either. Anyhoo- finally found a landlord that would allow her and I called his name blessed. Stayed there for over 2 years before getting a house. Point is yes there may be stinkly carpet from a minority- that has been my experience. Conversely, good tenants have good pets and tend to stay for a longer period. I put restrictions on the multi units with the criteria being would a normal person freak if it got into the hall. So no large (over 50lbs.) dogs, rodents, or reptiles. It IS a balanceing act, but worth considering and as Lisa pointed out, you can get a premium rent rate. Good Investing, Scott
Re: TENANTS got dog, without permission! - Posted by Lisa
Posted by Lisa on March 19, 2003 at 20:38:13:
I’d raise the rents $50 per month due to increased expenses taxes/insurance and then charge them an extra $25 per month pet rent to give you the $75 increase you’re wanting anyway. Make sure the they understand the “pet rent” is per pet and I would let the tenants know in the future that all pets must be approved first (put it in the contract). It’s hard to find a place that takes pets…I would seriously doubt they’ll move…especially since you have the properties priced fairly and are allowing their pets to stay. Remember dogs can be a real liability.
Re: I’ve never understood… - Posted by eric-fl
Posted by eric-fl on March 20, 2003 at 09:49:59:
I agree completely. Maybe I am hopelessly naive, but my view is that my wife & I love our pets, and would always put them ahead of any rental unit (back when we rented). I figure others feel the same way. To me, accepting pets is a way to differentiate myself from my competition, and a profit center as well. I charge a monthly fee for pets, usually at least $50, often more, depending on the size and number of the pets. I figure, people will to pay this much money, just to keep Fido around, will take good care of Fido, and not let him pee on the floor. Further, I stipulate that periodic inspections (with appropriate notice) may occur from time to time. So, if the animals are peeing on the floor, in theory, I’ll probably know about it months before move out or lease-renewal.
I do draw a line with certain exotics like snakes, though, just because I figure, if they got out - holy sh*t!
This is why… - Posted by Ben (NJ)
Posted by Ben (NJ) on March 20, 2003 at 07:13:10:
I recently acquired a house through foreclosure. The prior owners had two cats and a dog. Suffice it to say the entire house served as their litter box for a good couple of years. Pet urine had actually penetrated way beyond the carpet and deep into the hardwood floors, necessitating their complete removal. Only after a month of gutting the place did the stench finally start to go away. It will be ready for rental soon. What do you think the chances are of me allowing pets? LOL
Re: TENANTS got dog, without permission! - Posted by Jay
Posted by Jay on March 19, 2003 at 21:50:30:
That’s a good idea, thanks!