Hi all- I infrequently post here for help with my duplex in Long Beach. I've had a run of good tenants the past 10 years (owned for 21). Am now renting to the sister of a former fantastic (no sarcasm) tenant, and there have been multiple problems over the last 2 years. But the latest issue may be the final one.

The tenant moved in with a dog and then snuck in another one. I let them keep it and reminded them of the rules for having pets in the unit, including not bothering anyone else with their behavior and keeping the yard clean of poop.

I get a letter today from the next door neighbor's attorney. The tenant's dog attacked their dog and the neighbor got hurt hitting the tenant's dog with his cane. The neighbors say the tenants do nothing to control their dogs. The tenant's dogs have pooped in our and their yards.

This is a lawsuit waiting to happen, and I am counting my blessings right now. I am furious with the tenant's terrible behavior and mismanagement of their pets. I have zero tolerance for this.

My question: do I let the tenants stay, provided they rehome the dogs ASAP? Because as of today they have forfeited their privilege to own a dog on my property. Or, do I just terminate the lease before more problems happen? FWIW they are up to date on all rent.

Thanks in advance for feedback and advice!

Sounds like you do not live where the property is. How will you know if they get rid of the dogs?

How would you enforce this?

It is highly unlikely that they would get rid of the dogs.

No police report but the attorney letter claims video footage of the dog-on-dog attack.

The attorney who wrote the letter owns the property(and others)- I forgot to mention in original post. The tenant dogs were acting up back in the fall and the attorney called me to report this. I told the tenant about the call, warned them that this was a violation of the lease, and told them to control the dogs. And now this latest incident.

I live in Costa Mesa, about a half hour away. If I go the route of letting them stay but with no dogs, then I would ask the attorney/owner to notify me if their tenants see any sign of a dog on the premises. I can also ask the back unit tenants to let me know of any activity. I'd also let the tenants know that I would be visiting the property to confirm no dogs in their unit. I could do this from sidewalk, or side yard, so no need to enter premises.

My hesitance in terminating the lease is the fact that they have two kids in the local elem. school. I didn't want to disrupt their lives over something as fixable as a badly-behaved dog.

If it were me, I would give them notice to move, which is probably 60 days. Hopefully they won’t play the service animal or emotional support animal card, but I would still remove them.

**My hesitance in terminating the lease is the fact that they have two kids in the local elem. school. I didn't want to disrupt their lives over something as fixable as a badly-behaved dog.**

Anne, please change this thought. You are not disrupting their lives, the parents are disrupting their lives.

As an outsider with zero emotion invested in this, I see this as badly - behaved people and they are not so fixable.

Great quote- it is easier to change people (get new people) than change people (make their behavior come in line).

I would get these tenants out of there asap. They have proven that they are not honorable people and what happens when this dog attacks the elderly man instead of the dog?

Whether they play the ESA or service animal card, it's too late; the dogs proved they are dangerous. With a letter fromm an attorney, you need to act.

"Great quote- it is easier to change people (get new people) than change people (make their behavior come in line)."

I love it.

I tell all my pet owners that I have zero tolerance policy for animals that attack.

Now that you have been informed of the animals' behavior it is your responsibility to cure that problem.

Most people will not just get rid of their animals, especially if they have had them for any length of time.

You have gotten some fantastic advice here. I agree with all of it. The tenants have to go.

I see that you live in CA. I understand that it can be very, very difficult to get rid of a bad tenant in CA. The kind of lease you have is key. You can't just "terminate their lease" without going through the legal process, and since you're in CA this will probably involve paying a lawyer.

My state has fairly rational LL-tenant laws. Here, I can terminate a MTM lease with 30 days notice, no reason needed. If it's a year lease, you're stuck with them until their lease expires, UNLESS you can clearly prove that they are violating their lease.

In my state, I would need to provide a 30-day notice to cure the lease violation--in this case, getting rid of the dogs. If they don't comply, then you can file for eviction. However, judges everywhere are notoriously tenant-friendly, so make sure you build a rock-solid case just in case they dig in. Take pictures of the dog poop in the neighbor's yard. Get a copy of the police report and video footage. Document, document, document.

As usual, Mr Landlord LLs come through with great advice.

In 21 years of LLing, this is just the second problem tenant I've had.

The dogs are American Bully mixes. And obviously my tenants can't control them. I typically screen/meet all potential pets in the unit, but they brought in the second one without my knowledge. When I let them keep it, and sent out the new pet docs, they listed it as a bully. I should have made them get rid of both dogs right then, given their deviousness.

I dodged a huge bullet this time, and am embarrassed at my tenant's terrible behavior. It's time to evict them. They have been given multiple chances to be good neighbors, and they just suck.

Thank you all so much for the advice. I work at Home Depot as a Pro cashier, and when I meet other LLs, I always tell them about this site and forum. It's been a lifeline all these years!

I can't understand why you would even consider retaining these tenants. They lied to you, and don't care about their neighbor, or your property. They'll lie to you again. Do you want to become a babysitter or a real estate investor?

Now that you have been put on notice about the dogs, if they attack again your insurance company WILL NOT help you. I don't care if you have a bazillion dollar policy.

I want all newbie LL to read this thread! You guys are spot on about liability and tenant's pets.

Personally, I am not a pit or pit mix fan at all. I have gone unchallenged by tenants for years when I have mentioned that my insurance doesn't cover certain breeds, like Akitas, Chows and Dobermans, among a few others. But in CA particularly, the pet issue is a sticky wicket as we have the whole ESA issue. You have to tiptoe around it. This time, I made an exception, and it is literally biting me on the butt. Everyone, pls learn from my oversight.

Even good tenants can sour. Now is the time for you to act. You are not a doggie shrink so no one knows what the dogs were thinking. Was the attack in your property or theirs? If it was the neighbors property, then failure to control an animal.

So you have a tenant who is not in control of a dog who is proving to be dangerous. As a landlord, you knew they had this dog and you didn't act before this event.

Anne,

(I have not read all the previous replies)

Me? Why do you even have to ask? They are ALL OUTTA HERE!

Anne,

Now that I read all 999,999 responses, you got some great advice.

Reading between the line I sense you are a kind, caring person. But they are not so you'll have to be a different person to handle this.

People don't make life changes like moving until they are forced with penalties and pain. That's not you.

I strongly suggest your hire an atty to be your warrior because the resident knows you are a softie.

Call one TODAY. If sued you must be able to document you acted swiftly when informed of a danger.

Good luck!

Thanks so much again. I am going to send a cure or quit notice to demand that they remove both dogs immediately. They will no longer be allowed to have dogs on the property.

I am going to apologize to the neighbor and ask him to call me directly if my tenants act up or if they sneak another dog in.

I am in their area about once a month, so I can monitor things to make sure they are compliant.