Start your membership account today...  Access to credit reports, 100's of rental specific forms, agreements, letters, checklists, how-to articles, guides, expert advice and much more!  Even a FREE, 3-day trial!

Not a Member?
Get a Free Trial Membership

  Get FREE Stuff! Run Credit Report Rental Forms  Shop & Buy Forms!  Advertise Your Rental Customer Care

Welcome to's Discussion Forum
Register Latest Topics

  Author   Comment  

Posts: 4
Reply with quote  #1 

I have a tenant that is allowed to have a dog and has paid a pet deposit, though not enough.  The dog is digging up a 30 year old tree and has dug up and killed an orange tree which has already been removed.  It has also dug under the foundation to the duplex and exposed pipes.  I want the damage to stop and do not want to loose the tree. Can I raise the pet deposit?  Can I request the dog be properly trained? or,  can I evict?  I don't know what to do nor what my options are.  Help!

Thank you,

Posts: 3,758
Reply with quote  #2 
Peggy, you are permitted to notify the tenant of the damage the dog is doing and let the tenant know that they will be responsible for any damages in excess of the pet deposit they paid.  Mention that the dog has already killed one tree for which they will be charged.  (You have a reciept for its removal, right?)  Tell the tenant that they must keep the dog from doing any more damages.  I'm sure your lease and the state law has a clause about not damaging the property.

As for the tree and the foundation, I would submit a notice to the tenant that you will be entering the property to do repairs.  Then go in and put up a fence around the tree, several feet from the trunk and fill in the dog's hole.  Around the foundation, fill in the hole and place square 18" concrete pavers around the foundation areas he digs.  (You can later pick up and remove these pavers after the tenant moves out and use them for a garden path or something.)

Personally, this sounds like a large dog and I wouldn't want it on my property.  Is the tenant still under lease or on a month to month agreement now?  If a lease, give notice that their lease may not be renewed due to the damage their dog is doing to the property.  If on a m2m, I would give 30 days notice to terminate the agreement and vacate the premises.  I'm afraid that no matter what you do, that dog is just going to find another place to dig a hole.  Next time it may be under the fence.  Some dogs are like that.  If this dog is full grown, it may be too late to train him not to do this damage.

Posts: 43
Reply with quote  #3 
are you sure it is a dog and not a back hoe

seriously though, you have a dog that dig up a 30 year old tree?

You need to send notice to the tenant that if the dog does not stop digging they need to get rid of it or move because it is causing damage.

Rental Property Repair, LLC ( is a rental and investment property repair and renovation company that services Mercer & Burlington Counties in New Jersey and Bucks County, Pennsylvania.

To inquire about our services you can visit us online at

Posts: 10
Reply with quote  #4 
if this pet is damaging property, then I'd set boundaries & stand firm. confrontation is a must here, & u need not B a doormat regarding this issue. u have rights as an owner, & u can excersise those rights. u can consider having the tenant pay 4 the damage & finding the dog a new home. u can even consider whther or not this is serious enough 2 ask the tenant 2 move.


3,2,1 & LIFTOFF Of ARES To The Moon, Mars, & Beyond!!!!

Posts: 17
Reply with quote  #5 
It is possible to request your tenant to supervise the animal while they are outside? Maybe he/she can put the dog on a leash and try to stroll somewhere away from the garden.

Posts: 5
Reply with quote  #6 
I agree with OHlandlord on all accounts...  I'm surprised you let it get this far!  I would start fixing these problems ASAP because the cost to repair may exceed the damage this dog is doing.  

Posts: 12
Reply with quote  #7 
Pets, their one of those things. I've had some who were perfectly fine and some who basically destroyed apartments. Insist that the dog be kept on a lease while outside that keeps it way from anything it can damage. Definitely charge them for it. Their dog damaging the property is no different then if they had run a car into it and damaged it that way. Good luck.
__________________ Fast, Easy tenant screening. Or try our sister company

Posts: 7
Reply with quote  #8 
Hi dear am new here and i want to say that if this pet is destructive property or house, then I'd set limitations & take a position company. conflict is a must here, & u need not B a door mat regarding this problem. u have privileges as an proprietor, & u can excersise those privileges. u can consider having the renter pay 4 the destruction & discovering the dog a new house. u can even consider whther or not this is serious enough 2 ask the renter 2 shift.

Posts: 10
Reply with quote  #9 
I think you should need to do that so that your dog will learn more and never create a damage in your village.

Posts: 1
Reply with quote  #10 
hey this is hasib. I want to share about property management. Now a days property is one of the topics of anaxiousness. So if your property keep secured i think this is very good news for you so you can visit this website. Thank you for your post.

Posts: 6
Reply with quote  #11 

It is sad when a dog resorts to digging this badly. My guess is he is left outside, not exercised and neglected. People that keep their dog outside giving them minimal or no attention should not have a dog in my opinion. With proper care the digging will cease. By the way, it is against the law to leave a dog unsupervised on a leash over 3 hours. 
About me:
I am a new landlord of 4 houses I inherited. I also rescue dogs from shelters that have come from situations such as this or worse to find them good homes.
Animal care is a huge issue here and I would discuss this with my property manager before taking action. 
I realize I have a lot to learn about real estate law but responsible animal care could very well help resolve this issue of destruction.

Don't shop adopt a shelter dog and please spay and neuter your pet.

Posts: 4
Reply with quote  #12 
I think they need to pay for the damages and let them know they must put a leash on their dog.
"Life is short, so enjoy it to the fullest"    value point distribution

Posts: 3
Reply with quote  #13 
As most of the landlord do, give a warning at first. If the issues still continue, then talk about it with the tenant and sort of the solution. Most of the times, warning only solves the problem.
Previous Topic | Next Topic

Quick Navigation:

Easily create a Forum Website with Website Toolbox.

Apartment Finders > > Member Log-in > Free Trial Offer > Free E-newsletter > Customer Service > Get Free Stuff! > Run Credit Report > Rental Forms > Vacancy Center > Do-it-yourself > Evicting Your Tenant > Foreclosure Resources > Landlord Discussion Board > Income Tax Resources > Information Center > Join > Landlord Law > Library > Multi-family > Professional Advice > Rental & Property Mgmt > Rent Collection > Repair & Maintenance > Security Deposit > Software Center > Tenant Screening > Vacation Homes > What's New > Rental Agreements > Free Leases > Inside Our E-store > > Security Deposits > > Landlord Daily News > Rental Agreements > Resources: Cleaner Sunshine coast