Hi everyone! What is the position you take when a pet does damage or is...

Hi everyone! What is the position you take when a pet does damage or is urinating within the apt? We are to the point with a few where we can’t show the apt to anyone. Existing residents of course give push back that it should be fixed after they move out. Our lease states it must be addressed while they are there. Open to hearing experiences to assist us in enhancing our position. TIA

Brent Williams and Mya Estrada

Guest Insider Why fix it when they are still there? Pets will continue the damage. Don’t show occupied units and charge accordingly when they move out

Tammy Meredith You are more likely to recover those damage charges while the resident is still in the apartment. You have the power to evict if they don't pay as requested. It's easier to locate a resident that currently lives with you rather than a resident that has moved out and left no forwarding address because they know they owe for damages. In addition, if the damages continue, the sub flooring and possibly the neighboring apartments could be affected by it. Why allow so much damage to occur if your lease allows for repairs now and you are aware of what is going on? That's not the best way to manage a property, IMO.

Kathi Marie Our animal addendum, has verbiage that states we can have that animal removed if there are violations and or damage. I’ve had this happen too many times where a unit was basically destroyed by dog pee. Never had a unit destroyed by cat pee, but I’ve had two back-to-back units with dog urine.. It’s also in our support animal addendum as well. we don’t make repairs. Until a resident moves out with their naughty dog. Even with an additional deposit for an animal, it doesn’t come close to covering the replacement of flooring and padding all the time

Guest Insider 1) I wouldn't fix anything while they are there doing damage because it will just be damaged again!
2) why are you allowing them to continue doing damage? If you know they are doing damage, they remove the pet or be kicked out.

Tammy Meredith Our lease's pet addendum requires that the pet be housebroken plus all the other stuff (shots, spay/neuter, etc). Pet are a privilege. If the pet owner isn't following the pet addendum or whatever your lease requires regarding pets, then you can use the remedies outlined in the lease and the Landlord and Tenant Law of your specific State. In VA, we would notify the resident of the breach and schedule to have the carpet/flooring replaced after verification of pet damage (documented with pics). We would bill the resident for the cost of the replacement and give them a set time to pay. You could work with them on a payment plan if your management company/owners agree. At the same time, I would send a 21/30 violation notice after the carpet was replaced. The notice would explain that if the pet damages the new carpet in the next 21 days, then the pet must be removed by the 30th day as outlined on the notice. If the resident can't keep the pet from damaging the property, the pet can be... Show more

Our lease's pet addendum requires that the pet be housebroken plus all the other stuff (shots, spay/neuter, etc). Pet are a privilege. If the pet owner isn't following the pet addendum or whatever your lease requires regarding pets, then you can use the remedies outlined in the lease and the Landlord and Tenant Law of your specific State. In VA, we would notify the resident of the breach and schedule to have the carpet/flooring replaced after verification of pet damage (documented with pics). We would bill the resident for the cost of the replacement and give them a set time to pay. You could work with them on a payment plan if your management company/owners agree. At the same time, I would send a 21/30 violation notice after the carpet was replaced. The notice would explain that if the pet damages the new carpet in the next 21 days, then the pet must be removed by the 30th day as outlined on the notice. If the resident can't keep the pet from damaging the property, the pet can be removed or the resident can be evicted for not removing the pet as requested in the notices. If the lease requires that they pay for damage now, then you don't have to wait until they move out to fix what is damaged and charge them accordingly.

Adriana Valencia We charge for damages and if they prepay for the expense we will repair. If they wait until move out they will still be charged for repair.

Victoria Cowart My position on this while managing multiple communities, was to fix damages whenever it made sense during occupancy.
So in this instance, it would make sense if the Pet was no longer in the apartment, and if I thought the renter was going to pay for the replacement.
I found I was far more likely to collect on damages while the renter lived there, while the choice was either to pay for those damages or to be evicted for unpaid repair charges.
Again, though it has to make sense. The damages could not be such that they would reoccur.
And I never engaged in showing occupied apartments. So, I can’t speak to that.
Best of luck!

Miles Scruggs Address it while they are there. Pull the carpet up. Cut out the old pad. Seal the subfloor with oil based shellac. Put down new pad. Put plastic between carpet and new pad. Clean and treat carpet. Remove plastic. Stretch carpet back in place.
Once you are done bill the resident for the damage they caused and check for future problems with black lights.
Even our slowest resident only repeated that process twice before they decided that responsible pet ownership was much more cost effective than paying to have their damages repaired.

Guest Insider If it’s in the lease to take care of health and safety concerns. This could fall there in those cracks. In that case it must be taken care of while they live there and the pet must be removed from the home with a 7 day notice to comply.

Guest Insider Please be aware the resident might get desperate (in their mind) and attempt to pass of the animal as an emotional support animal, trying to avoid charges. Which we know that won’t matter because hey are still responsible for that pet and any damage done. I’ve seen people try and avoid this by claiming all the sudden it’s emotional support, in their minds you can’t go after them because they think it’s discrimination. They of course are scrambling trying to get out of paying. so just be ready in case this comes up.

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