Dog Problem
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Dog Problem (by Steve [OH]) Apr 23, 2019 6:50 AM
       Dog Problem (by plenty [MO]) Apr 23, 2019 6:59 AM
       Dog Problem (by S i d [MO]) Apr 23, 2019 7:08 AM
       Dog Problem (by DJ [VA]) Apr 23, 2019 7:18 AM
       Dog Problem (by Robert J [CA]) Apr 23, 2019 7:59 AM
       Dog Problem (by Vee [OH]) Apr 23, 2019 9:16 AM
       Dog Problem (by Oregon Woodsmoke [ID]) Apr 23, 2019 10:27 AM
       Dog Problem (by JKJ [MA]) Apr 23, 2019 8:00 PM
       Dog Problem (by RentsDue [MA]) Apr 24, 2019 3:53 AM
       Dog Problem (by Sparky [PA]) Apr 24, 2019 3:56 AM
       Dog Problem (by AllyM [NJ]) Apr 24, 2019 6:17 AM
       Dog Problem (by Oregonwoodsmoke [ID]) Apr 24, 2019 7:40 AM
       Dog Problem (by BRAD 20,000 [IN]) Apr 26, 2019 8:31 PM

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Dog Problem (by Steve [OH]) Posted on: Apr 23, 2019 6:50 AM

I'm getting calls from the neighbors about my tenants aggressive dogs jumping the fence and scaring them. I called animal control and there have been a bunch of complaints, which I didn't realize. I've already called the tenant but of course they didn't do anything wrong. I talked to another landlord who said it's tough to evict for this because of a lack of proof. I need to turn up the heat, looking for advice. I would like to sell the house and the current tenant

says they're interested but their credit scores are on the low side and they act more like a bad tenant because they can't control their dogs. --75.187.xx.xx

Dog Problem (by plenty [MO]) Posted on: Apr 23, 2019 6:59 AM

Well i wouldn't like to be in that situation. Give up any thought of they will buy your house. Read your lease and hold them accountable for what you can. Is putting up a higher fence a possibility? --99.203.xx.xx

Dog Problem (by S i d [MO]) Posted on: Apr 23, 2019 7:08 AM

Dog and their owners....oi weh. For every "good" owner/dog pair, seems like there's a bad one (or two).

Deterrence might work. If you go online, there are many sites that list deterrent recipes you can create that might cause a dog to shy away from a property boundary. Many of them involve high-capsaicin content peppers, like Jalapenos and/or Cayenne. If you really want to turn up the heat, try Habanero. May or may not work, and unfortunately rain washes it away, so it has to be reapplied.

Plant a hedge row with thorny bushes that would poke thru the fence (chain link, I'm guessing)?

Privacy fence maybe?

One guy I know used high grade cattle fence wire and hooked a deep cycle marine battery to it. Threw the dog back several feet the first time he touched it. Downside to this strategy is what happens if a human touches it....liability?

I've heard of some other pretty nasty ways of getting rid of bothersome dogs, but wouldn't recommend. Seems cruel, even for a potentially vicious dog. That said, I carry personal safety implements with me while running in the neighborhood, and if someone can't be bothered to keep their dog from nipping at my ankles, they will need to figure out how to tell the rest of the family that "Fluffy must have run off"....catch my drift?

Dog Problem (by DJ [VA]) Posted on: Apr 23, 2019 7:18 AM

Three options for them:

1) Enroll in obedience classes (the very next available)and show proper pet ownership skills by ( date - SOON). They need to pay for whatever it takes to contain their dog - assuming there are no holes in the fence, and it would contain any reasonably well-behaved animal, etc.

2) Give away the dog.

3) Leave the home.

They need to respond in 24 hrs, or YOU make the choice & give notice.

It looks like you have cause to evict, with plenty of proof from the Animal Control as well as neighbors. Get written copies of everything, of course. If the scared neighbor will, perhaps they can also get photos and video of the offenses, to make your case even stronger. Also, document that it IS a good fence and anything else you can think of.

Inspect the rest of the property, too. I bet there is more damage that needs to be repaired and billed.

Dog Problem (by Robert J [CA]) Posted on: Apr 23, 2019 7:59 AM

I had the opposite problem, the neighbors rental tenants allowed their dogs to jump the fence over to my apartment rental and scaring my tenants silly. They would park their cars near to the fence and their dogs managed to jump on the cars and jump over the fence.

So I added to the top of my fence, using angular metal spikes to keep all from climbing over the fence.

The the neighbors contacted "Building and Safety", "Housing" and Animal control. How dare I put up a stop measure that could injure the pets!

Apparently no one could administer justice to keep the dogs out of our yard, but could try to stop my efforts to keep my tenants safe. To this day no one has made it over this fence. Not man, dog or superman. --47.156.xx.xx

Dog Problem (by Vee [OH]) Posted on: Apr 23, 2019 9:16 AM

Take a copy of dog complaints already files and tell them where the dog pound is at, no sob stories - good time to inspect unit and get the repairs charged to next months rent so there is hope they will get back a deposit.

Dog Problem (by Oregon Woodsmoke [ID]) Posted on: Apr 23, 2019 10:27 AM

Written notice to the tenants that you have received complaints from animal control about the dog roaming free and behaving in a threatening manner. That if there is one more complaint, they will have to get rid of the dog or face eviction.

Dog Problem (by JKJ [MA]) Posted on: Apr 23, 2019 8:00 PM

Iíd see if I could get a letter from animal control, 1) for proof if this ends up in front of a judge, 2) to put in with the letter to the tenant that informs him that it has been brought to your attention that his dog has been getting out and acting aggressively. He needs to contain the dog to the property if itís not on a leash and under his control. If you receive 1 more complain he will need to get rid of the dog or be evicted. Iíd also talk to the neighbor and see about getting the neighbor to give you a signed statement of what happened and on what dates regarding the dog. However I would not provide a copy of that to the tenant, I would file it in that tenants folder in case this should escalate and require removal of the dog or eviction. Also I read on Nolo once that if a LL knows about a tenants dog acting aggressively, or that it has bitten someone in the past and the LL still allowed the dog in the apartment, ití could be considered negligence on the part of the landlord and they MAY be held liable if the dog bites someone.

Dog Problem (by RentsDue [MA]) Posted on: Apr 24, 2019 3:53 AM

Iím sure there is plenty in your lease that covers this. If they are MTM, send termination notice today. If not, send NTQ. Anything other than an eviction notice will be viewed as a friendly suggestion and not be taken seriously.... and this is a serious problem.

Dog Problem (by Sparky [PA]) Posted on: Apr 24, 2019 3:56 AM

Let me guess. Pit bulls? Does your insurance exclude the breed? You could be royally screwed if your tenant's dogs attack and injure someone.

Dog Problem (by AllyM [NJ]) Posted on: Apr 24, 2019 6:17 AM

Can you put up a better, higher fence? That seems to be the quickest solution and is cheaper than taking less for the property by selling it in a hurry. Stockade with the posts concreted in should help

Dog Problem (by Oregonwoodsmoke [ID]) Posted on: Apr 24, 2019 7:40 AM

There are ways to keep jumping dogs in. An invisible fence on top of the existing fence will stop a dog from jumping out. but the tenant would have to keep the battery on the dog's collar charged.

Coyote rollers on top of the fence stop a dog from jumping out. Not too terribly expensive if you build your own.

No matter what, you need to get rid of this tenant. non-renew if they are on a lease or give the notice to vacate if they are month to month.

By the way, more that even chance they are simply opening the door and letting the dog out and it isn't the dog jumping out at all.

Dog Problem (by BRAD 20,000 [IN]) Posted on: Apr 26, 2019 8:31 PM


You do not have a dog problem. You have a people problem.

Talk is not going to fix this problem.

I also suggest an immediate inspection. I suspect youíll be surprise at the condition of your rental.

I would give them a three day text to remove the dogs or face sheriff eviction.


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