Undisclosed pet at rental property

Discussion in 'Property Management' started by Justin_Z, 15th Feb, 2016.

Join Australia's most dynamic and respected property investment community
Tags:
  1. Justin_Z

    Justin_Z Mortgage Broker Business Member

    Joined:
    18th Jun, 2015
    Posts:
    628
    Location:
    Sydney | Servicing Australia wide
    Quick question- during the latest routine inspection it was noted that the tenant has brought in a guinea pig and an extra cat, without notifying or applying o_O. The original rental agreement was for a dog + cat only.

    Couple of options-

    1. PM said I can issue them a breach (not sure what the consequences of that is?)
    2. Get them to apply for the new pets (and then I probably have to approve since they're already there) and caution them against future breaches.

    The tenants have been paying rent on time and besides a few maintenance requests no other issues. I'm leaning towards option 2, what's your opinion?
     
    Justin_Z, 15th Feb, 2016
    #1
  2. Chilliblue

    Chilliblue Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    1,605
    Location:
    Australia
    If you and your PM are happy with the tenants then go for option 2 but ensure that no further animals will be permitted in writing.
     
    Chilliblue, 15th Feb, 2016
    #2
  3. Xenia

    Xenia Well-Known Member

    Joined:
    16th Oct, 2015
    Posts:
    3,863
    If no damage is done why sabotage the lease and your cashflow?
     
    Xenia, 15th Feb, 2016
    #3
    Esel, legallyblonde, Propertunity and 1 other person like this.
  4. wylie

    wylie Moderator Staff Member

    Joined:
    18th Jun, 2015
    Posts:
    14,015
    Location:
    Brisbane
    I'm with Xenia on this. How much damage can an extra cat and guinea pig cause?

    Edit: Maybe add a condition that if the guinea pig destroys the grass they they will pay to turf any missing bits on leaving.
     
    wylie, 15th Feb, 2016
    #4
    Savannah2 and Xenia like this.
  5. Justin_Z

    Justin_Z Mortgage Broker Business Member

    Joined:
    18th Jun, 2015
    Posts:
    628
    Location:
    Sydney | Servicing Australia wide
    It's not so much the lack of current damage, but wouldn't doing nothing be passively allowing the tenant to do more things without my knowledge? There's nothing to suggest that they will, but then again they've only been a tenant for 6 months, I'd rather nip things early then let it snowball.
     
    Justin_Z, 15th Feb, 2016
    #5
    Chilliblue likes this.
  6. E.T

    E.T Active Member

    Joined:
    11th Jul, 2015
    Posts:
    36
    Location:
    Earth for now
    Actually there is nothing you can do, it will be very difficult to evict, you can send all the breach notices you like but if the tenants want to start up a zoo party and your not invited... Tough titties landlord!
     
    E.T, 15th Feb, 2016
    #6
  7. Peter_Tersteeg

    Peter_Tersteeg Mortgage Broker Business Member

    Joined:
    18th Jun, 2015
    Posts:
    8,171
    Location:
    03 9877 3000
    One of my tenants asked if they could have a guinea pig.

    Fantastic! I'm all for it and the existing lease allows for us to require them to fumigate when they leave.

    A tenant wanting pets means they're making themselves at home and intend to be there for the long haul. They're a more stable tenant. They'll find it harder to move to another property with pets, so they'll stay longer, probably take better care of the property and will be more willing to accept rental increases.

    The biggest risk with a guinea is probably fleas, which can be dealt with at the tenants expense when they do leave.

    The same tenant asked if they could have a small dog a few months later. Again it's not a problem. The property is well suited to a dog and this makes them really stable and happy tenants.


    I'd let the tenants know that the guinea pig is okay, but request that they do you the courtesy of getting your consent before getting any more pets.
     
    Peter_Tersteeg, 15th Feb, 2016
    #7
    Savannah2, 733, Propertunity and 2 others like this.
  8. Jamie Moore

    Jamie Moore MORTGAGE BROKER - AUSTRALIA WIDE Business Member

    Joined:
    18th Jun, 2015
    Posts:
    3,980
    Location:
    Canberra, Brisbane and Sunshine Coast
    Option two.

    A guinea pig and cat aren't going to cause a whole lot of issues to a property - certainly no more than kids!

    However - the issue needs to be addressed so they don't take it for granted.

    Cheers

    Jamie
     
    Jamie Moore, 15th Feb, 2016
    #8
    Justin_Z and Propertunity like this.
  9. WattleIdo

    WattleIdo midas touch

    Joined:
    18th Jun, 2015
    Posts:
    3,429
    Location:
    Riverina NSW
    Option 3:
     
    WattleIdo, 15th Feb, 2016
    #9