State Specific Question About: MARYLAND (MD)

Hi, I own a property in MD and my lease specifically states no pets. The tenant called asking if the clause for no pets was there because the lease was a standard lease may have been from a template? I told her it's actual and was meant to be there. She said she was considering a dog. I told her I would amend the lease and allow her to have a dog but she would have to pay to have it. I amended the lease, included the fees, sent it to her to sign and she didn't sign. About a week later I was there with a contractor making repairs and a puppy pops out. She said she was dog sitting for a friend. She said her friend goes on vacation every 4 months and may ask her to pet sit. About a month later an appliance tech was there because her dishwasher stopped draining. I called and texted her that he would be there within 40 mins. When he arrived she wouldn't answer the door but after his persistence of ringing the doorbell she finally answered. He said a dog was in the house and I hear barking. She texted me and said it was an inconvenient time and that she wasn't aware he was coming. I told her I called and texted her within minutes of her texting me about the problem.

She's a good tenant that pays her rent early but I'm going to enforce the lease. Any suggestions on how to best handle this?

30 day eviction with 14 day right to "cure".

Not a good tenant just because they pay the rent. Sounds like they are a crappy tenant, really.

"Pets are allowed subject to the terms of the Animal Agreement Addendum. Please take note: PUPPIES and Non-Neutered/Non-Spayed Animals are NEVER allowed. "Visiting" animals are NEVER allowed inside the unit. "Pet Sitting" is NEVER allowed on premises. DO NOT FEED STRAY ANIMALS. Animal food and water bowls are not allowed outside the house. Tenant is responsible for picking up animal waste and discarded toys on a regular basis."

Why are you telling yourself that she’s a good tenant? She’s a shi%tty tenant that happens to pay the rent.

ANIMALS NO ANIMALS OR PETS OF ANY KIND WILL BE ALLOWED ON THE PREMISES AT ANY TIME UNLESS TENANT HAS PRIOR WRITTEN CONSENT FROM THE LANDLORD. IN THE EVENT ANIMAL(S) ARE PERMITTED AS A PART OF THIS AGREEMENT, A SEPARATE ADDENDUM SHALL BE DRAFTED, WHICH WILL SUPERCEDE THIS SECTION. IF TENANTS ALLOW AN ANIMAL ON OR IN THE PREMISES AT ANY TIME DURING THE LEASE PERIOD WITHOUT PRIOR WRITTEN CONSENT FROM THE LANDLORD, A $500 ANIMAL FEE SHALL BE ASSESSED AND RENT WILL BE INCREASED $100 PER ANIMAL. THIS ADDITIONAL MONTHLY RENT WILL BE RETROACTIVELY ASSESSED, BEGINNING ON {move in date}. TEMPORARILY KEEPING AN ANIMAL FOR A FRIEND OR RELATIVE WILL NOT BE EXCUSED. IF AN ANIMAL OR EVIDENCE OF AN ANIMAL IS FOUND AT THE PROPERTY, THE RENT WILL BE INCREASED.

We added no pet sitting or visits to the lease. Solved some issues.

Had tenants a year ago move from an apartment to a house. They took the one dog they had. Registration fee and rents followed the dog. I go over to check on something and hear two dogs barking inside.

Oh we are dog sitting. Nope, not allowed. Then it was the owner won't take the dog back. I kindly told them they could pay the reg and rents for the new dog or they could move.

I get the extra money. Still hate dogs that bark for no reason, but that's on them I guess.

Newest tenant just asked about getting a cat. It's all fixed and such. They wanted to know what else was needed besides the registration fee and rents. I love it!

Maurice,

Yes, another sad case of Wimply-Lease-itis. Sounds like you are on top of this and not adding Wimpy-Manager-itis to the issue. Congrats.

Me? Not a reason to evict. Sure she lied but nobody died. Set your pride aside and deal with it, same a trash or parking issues. Not a reason to be personally offended. National average for turnover is over $3100 cost to the owner.

Renters do stupid stuff and lie all the time but we don't smack 'em for it. This is a common, everyday action done by normal renters.

***This is also an opportunity for you to make more money.

My lease is clear: (any behavior you want must be spelled out in print) No visiting or pet sitting. In the case of unauthorized animals the fees are retroactive to the start of the lease.

You do not need a new lease, just send her a letter stating her rent increase to allow the animal and start drafting the new amount.

Mine is $150 Non-Refundable Animal Registration Fee and $35 per month per animal, retroactive to the start of the lease because I don't know when she brought in the dog, or when you first became aware of the animal.

Heads up: When they ask about getting a dog they already have it.

I'd be tempted to make her's $50/month like many local big apts.

BTW Use the term ANIMAL, not PET in your lese, etc. Not all animals are pets.

Stay strong, stay in control. Don't wait for her.

Can I pet it?

Who's in charge?

I would not consider a lying and thieving tenant a good tenant. In fact, that usually raises my blood pressure. I would have definitely let her know the laws of 6x6 land again. I might have even picked that dog up and set it free outside away from that sorry human, after I petted it. Never miss a good opportunity to pet a dog.

WOW! @WMH, @Jason, @Bonanza, and @Brad, these are all excellent suggestions and advice. When I craft my letter, I will incorporate these suggestions into it. BTW, the lease is not from a grocery or stationary store. It's from an online landlord management platform I joined before joining Mr. Landlord. They provide state-specific leases, rent collection, Pet Addendums, etc., which I used and found to be helpful. However, I may need to revisit the site and use another lease creation platform. Maybe Mr. Landlord will do.