tenant with large dog

[steph0906]

What is the name of your state (only U.S. law)? California
Hello:
We have three rentals. One of the tenants moved in and signed a lease for "one small dog" on premises. Turns out they lied and have a large dog (pit bull I believe) along with a small dog. The other day I heard this big dog barking and advised the tenants the dog could not be barking as I was about to show another vacancy. This morning the tenants called and said they were "calling back the lease" because they have this big dog for protection and want it to bark. Their lease expires in February. Please advise as I want this big dog out of there which I am sure the tenants will not do.
thanks for any help!

 

[Antigone*]

What is the name of your state (only U.S. law)? California
Hello:
We have three rentals. One of the tenants moved in and signed a lease for "one small dog" on premises. Turns out they lied and have a large dog (pit bull I believe) along with a small dog. The other day I heard this big dog barking and advised the tenants the dog could not be barking as I was about to show another vacancy. This morning the tenants called and said they were "calling back the lease" because they have this big dog for protection and want it to bark. Their lease expires in February. Please advise as I want this big dog out of there which I am sure the tenants will not do.
thanks for any help!

What is "calling back the lease?"

If they are in violation of their lease and you want them out, you'll have to try to evict them.

 

[sandyclaus]

What is the name of your state (only U.S. law)? California
Hello:
We have three rentals. One of the tenants moved in and signed a lease for "one small dog" on premises. Turns out they lied and have a large dog (pit bull I believe) along with a small dog. The other day I heard this big dog barking and advised the tenants the dog could not be barking as I was about to show another vacancy. This morning the tenants called and said they were "calling back the lease" because they have this big dog for protection and want it to bark. Their lease expires in February. Please advise as I want this big dog out of there which I am sure the tenants will not do.
thanks for any help!

I, too, have no clue what you mean by "calling back the lease". You will need to clarify that statement for us.

As for the presence of a 2nd, larger dog, especially a pit bull, you will need to review your lease documents VERY CAREFULLY to see exactly what both they and you agreed to in writing. You are looking for a section that specifies what pets can and cannot be on the premises, and identifies specific animals that are permitted in the rental unit. If it limits pets to those specifically named/identified in the lease, then it's time to give your tenants notice to comply with the lease terms. A 3-day Notice to Cure or Quit would be the appropriate notice here, citing that there is an additional unauthorized pet residing in the unit.

You may also wish to check with your local ordinances and property insurance carrier to see if there are restrictions on specific breeds within your property and the city limits. Pit bulls are notorious for being unpredictable animals due to how they are raised and bred, and as it appears your tenant intends this one as protection, that could certainly pose a serious problem for you and your other tenants.

Of course, if the tenants do NOT comply with your notice, you would need to go through the legal eviction process to have them and their dog removed.