Is there really a solution to the dog doo-doo problem in condos?

It might be a good time to invite the local Animal Control representative to your next homeowner meeting and he/she can go over the legal responsibilities and duties of pet owners regarding leash laws and public pooping.

That way you can cover the important parts in a follow up communication to all members, and include your CC&R verbiage that covers the HO responsibilities unique to your HOA as well.

This won't solve the problem, but at least the people causing the problem will have some warning before they are visited by an Animal Control officer or receive a fine, once their pet's leashless activities get reported.

I understand that.

Nobody sees themselves in those sort of presentations anyway. The point of bringing in Animal Control for the education session was more for the rest of the community.

The point was to raise awareness of what can be done to those who do attend, who will no doubt go home and gossip amongst themselves regarding the people they see do this. Word will spread that 1) these "habits" are not only against the CC&Rs (if they are), but are against city/county ordinances as well, and 2) there is an avenue for reporting such situations.

Couple that with the letter/newsletter that hits the highpoints that will get to the people who do this, then they are somewhat "on notice" that there are others who are also aware of the activity and they may get a visit from an Animal Control officer or a fine (if against the CC&Rs) if the situation continues.

Your main question should really first be posed to your Animal Control Officials.

Not only can they clarify what is a violation but how to report it and what the consequences likely will be.

Keep in mind that bad behavior like this is very difficult to curtail. But your first step, as you are doing, is to gather the background information to determine exactly what your options are to address the issue.

I know that homeowners expect the board to step into almost any situation or scenario that happens within the neighborhood, but, unless it is covered in your CC&Rs, it's best to let the authorities who do have jurisdiction handle it.

The role the board would take, then, would be to help educate the homeowners regarding what they can do themselves to help remedy such situations. In this case that would mean that once they know that letting dogs out without a leash is something that Animal Control handles, the next time they see that, they can call Animal Control instead of a board member, who has no jurisdiction over such an infraction.

Sometimes better educating your members as to what the board can and can't do, and better educating them as to how they can empower themselves is a fine goal in and of itself!

If you see the door that the dog goes in why not knock on it and have a conversation with the owner/occupant? People hate to be called on their bad deeds, shame is a powerful tool when used properly.

Do it calmly but get your point across that this sort of behavior is unacceptable and make it a point that they need to come out and clean their mess right then.

Alex,

Has the board thought about installing those "pet waste" stations (that provide plastic bags) throughout the community? I still see a few dog-walkers w/o plastic bags; but mostly the bags are being used. Only downside is that the waste stations are constantly being vandalized and the bags stolen. Guess there's never a simple solution!

Alex, what exactly do your RULES say about this? Would it be ok for a dog owner to have the dog on a leash and go out the door with them to do their business? Is the problem that the dogs go outside alone, or is the problem that the dog owners don't pick up after them?

Our rules state that no animals are permitted on the property at all. Ever. Dog owners have to carry their pets off the property to do their thing. Others have trained their pets to use indoor "pads".

Our rules also state than non-compliance will result in them getting rid of the dog. We had ONE owner consistantly challanging us and all it took was one letter from our attorney and low and behold, the dog now "goes" in the house.

By hiring someone to clean up, you can show an actual cost. Check to see if local government has a pet law that mandates clean-up, and you then have a basis for your action. You are simply doing the same thing the town is doing, and as your documents require you to do.

Joe

Alex,

You said that the problem is mostly with "renters." Do you know that for a fact? If people are seeing that it is indeed the dastardly "renters", then fine them, send them letters, go after them because with proof, you can. Otherwise, I think that we tend to blame the unknown as being renters. Not all renters leave their doggie doo doo behind. I'd bet that owners do it on an equal amount.

George,

Our problem is not with renters but owners. It's not about being vindictive... it is about being considerate of ones' neighbors. I'm getting a little tired of blaming renters. I had one couple who rented next to me for over two years and they were more considerate than the owners of the property who could have cared less as long as they collected the rent. Let's stop labeling.

Donna,

Thank you..thank you..I am so sick and tired of blaming renters. I had a renter next door for over two years who entered into many hoa activities and followed the covenants more than many owners. I rented for a couple of years and left the properties beter than when my first lease was signed. It's not about who owns or who rents. Actually I am a bit afraid of the present "owner" who cares nothing about our covenants as long as she gets her rental check.

Michele,

I doubt that most people who are letting their dogs do this are unaware that it is not acceptable. They just don't give a sh-t. I also doubt they are the type of owners who bother to attend meetings.

Do your docs allow for fining for this type of thing? If so, take pictures when you can and send it along with a violation notice and fine.

I would definitely send out some type of notice to all members.

George,

Where did you get info that it was renters (for the most part) that do this? Most of our poop offenders are owners.

Actually not most of our offenders owners but 2 are board members.

Hi Ellen!

Let me explain a bit further. Our original rules stated NO PETS OR ANIMALS OF ANY TYPE ALLOWED. That came from the developer. The same developer that told people "oh sure...you can have a cat...no one will ever know." They said this to several buyers when trying to quickly sell all the units.

Fast forward---developer gone---first Board of Directors. Those of us who lived here while it was a rental, then a condo, started complaining about all the animals. The Board was upset because the developer fibbed to all the people about being allowed to have pets. So the new Board made a policy stating: ONLY 100% INDOOR pets are allowed. 15 pounds or less. That was to allow those who have cats, birds, fish, etc. to rightfully own them, but not to be seen, or to bother other people.

Naturally people have purchased 15 pound or less dogs. I'm sure if there was a 15 pound horse someone would get one. We certainly don't encourage people to take their dogs to the neighbors yards to do their business. But people DO carry their dogs out to the sidewalk for their walks; people DO carry their dogs to their cars; two even have cute little doggie strollers for a trip to the dog park in our neighborhood.

Do consider the need for evidence. When fines are pushed high enough, they lead easily to contested court cases. Without documentation or witnesses willing to testify, it becomes a "he said/she said' situation that courts dislike with a passion. You will need to prove ownership or control of the animal in question, and you will need to provide documentation that the disagreeable droppings actually came from the animal in question.

Maybe the installation of security cameras would be advisable.

An additional thought; initial fines don't need to be high. Rules can be set that after 3 violations, certain actions can be taken. The owners are the ones who need to get the message - they have signed a commitment to follow HOA rules upon their purchase of property.
I forgot the education factor. It is a very good idea to set up some sort of intro/familiarization session for new residents, owners & renters, with some highlights of rules. Fosters a sense of community, but also kinda puts them on notice for recurring issues. That eliminates the pleas of ignorance..

Some excellent suggestions: dog-specific areas, baggies & receptacles, surveillance cameras, fines. You can't rely on animal control. I did not see a suggestion to attempt to amend the CCRs to eliminate pets. It may not pass, but the publicity would help mobilize the community to confront offenders rather than allow them to risk loss of pet ownership.

Alex,

This sounds like a perfect solution IF you can fine.