Need advise on breaking a lease

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dcoffield_IHB

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I need some advise on how to go about breaking my lease. My wife and 2 little dogs are out for a walk and were attacked by 2 large dogs that were not on a leash (they belonged to a tenant). Everyone was very shaken up, but no blood was drawn. It easily could have been a lot worse. I'm worried my dogs will be killed or my wife harmed. This is the third time this has happened and we do not feel safe there anymore. Each time it has happened we have reported it to the management and nothing is ever done to enforce the leash rules and size limits. The lease says there is 50 pound limit on pets. There are many huge dogs in the complex, even a mastiff. The complex is a large corporate owned place.



I'm wondering what my rights are here. I feel like the complex has already broken the lease by not providing a safe environment and not enforcing the pet leash and size limits. I want out but don't want to have to payback the 6 week encentives or a penalty.



I've talked to the office staff and they are passing the info to the big boss. I don't know if they are going to let me out without a struggle. I'm 9 months into a year lease.
 
Seems like by the time you get anything resolved your lease will be up. I suggest sticking it out for 3 months and keep your dogs inside.
 
[quote author="Minimorty" date=1250898572]Seems like by the time you get anything resolved your lease will be up. I suggest sticking it out for 3 months and keep your dogs inside.</blockquote>


I can't take the risk that my wife will get hurt or my dog killed.
 
[quote author="dcoffield" date=1250902061][quote author="Minimorty" date=1250898572]Seems like by the time you get anything resolved your lease will be up. I suggest sticking it out for 3 months and keep your dogs inside.</blockquote>


I can't take the risk that my wife will get hurt or my dog killed.</blockquote>


I had the same problem in my old neighborhood in Aliso. My Minature Schnauzer was attacked by a Doberman off his leash late one night. $ 1000.00 in Vet Bills.

Animal Control was useless.

After that when I took the dog for a walk at night. I packed heat for a few months.

You could get a stun gun or go my route and take the real thing. Maybe let the owner that

is breaking the law aware you plan on "Offing" his unleashed dog if your attacked again.
 
[quote author="dcoffield" date=1250898200]attacked by 2 large dogs that were not on a leash (they belonged to a tenant)</blockquote>Unless the tenant looks like a member of EmE or the Nazi Low Riders, report the incident to the police or Animal Control; they will sort it out.
 
[quote author="dcoffield" date=1250898200]There are many huge dogs in the complex, even a mastiff</blockquote>Those dogs are nasty; just one of those call kill an adult human. It takes a pack of pit bulls to do that.
 
[quote author="dcoffield" date=1250902061][quote author="Minimorty" date=1250898572]Seems like by the time you get anything resolved your lease will be up. I suggest sticking it out for 3 months and keep your dogs inside.</blockquote>


I can't take the risk that my wife will get hurt or my dog killed.</blockquote>


you should carry mase or a collapseable police baton (you can order them online for about $100). In the winter when it gets darker early i take a big mag lite with me light up the ground in front of us, but can also cause some serious damage. I have small dogs, and i can tell you that i dont care what kind or size of dog comes our way, there is no way that dog is getting a hold of my little ones.



One time i was walking my dogs in the southbay and as we came across a very good looking pitbull, extremely muscular, appropriately named Tank. His owner mentioned i should keep my little ones away just in case, so i did. A couple of weeks later we walked by a driveway and guess who is there? Tank, unleashed, he started trotting towards us, my little ones get all excited and start barking, my heart was racing but i put them behind me and squatted down ready to take Tank down, luckily he had a collar on and i grabbed him by the collar and kept him at bay. There was no way in hell i was going to let that dog get his jaws on my pups. The vibe i got from Tank though was that he just wanted to come over and say hi, but i didnt want to risk it especially after his owner told me to keep my dogs away from him. The owner did apologize for having the dog off of the leash.



I hear too many stories about peoples dogs getting attacked by other dogs and i wonder if these people just stand by and let their dogs get attacked? I would much rather have taken Tanks bite than have him grip on to the neck of one of my pups, besides, im 6 feet over 200 pounds, there is no way im letting a 60-70 pound dog take me down.



About a week after this incident i had another run in with another dog off his leash, this one was a full size dog (not sure what breed) but had to be at least 90 pounds. This one didnt seem as friendly as he came running full speed and barking. Again, luckily he had a collar on him, so i put my dogs behind me, squatted down, got him by his collar and dragged his ass down to floor in one fell swoop. His owner came out running after him and apologized, this time i scolded the owner (since it was the second time in two weeks i let this owner have it).



You just have to take control of the situation and not be a bystander and let your dogs or wife get mauled.



Good luck with your situation.
 
[quote author="dcoffield" date=1250902061][quote author="Minimorty" date=1250898572]Seems like by the time you get anything resolved your lease will be up. I suggest sticking it out for 3 months and keep your dogs inside.</blockquote>


I can't take the risk that my wife will get hurt or my dog killed.</blockquote>




Your dogs will get killed inside? I am confused. If your dogs are inside (along with your wife) for the next three months, there is no chance of getting hurt...
 
[quote author="Minimorty" date=1250910008][quote author="dcoffield" date=1250902061][quote author="Minimorty" date=1250898572]Seems like by the time you get anything resolved your lease will be up. I suggest sticking it out for 3 months and keep your dogs inside.</blockquote>


I can't take the risk that my wife will get hurt or my dog killed.</blockquote>




Your dogs will get killed inside? I am confused. If your dogs are inside (along with your wife) for the next three months, there is no chance of getting hurt...</blockquote>


You obviously don't have a Yorkie. :) He will not go 8 hours without a walk much less 3 months. They want what they want and will let you know they want it until they get it. We've done such a good job house training them they absolutely refuse to 'go' in the house.



We have stopped walking in the complex court yards because of the problem, but now this happened just outside on one of the walks.
 
[quote author="dcoffield" date=1250911471][quote author="Minimorty" date=1250910008][quote author="dcoffield" date=1250902061][quote author="Minimorty" date=1250898572]Seems like by the time you get anything resolved your lease will be up. I suggest sticking it out for 3 months and keep your dogs inside.</blockquote>


I can't take the risk that my wife will get hurt or my dog killed.</blockquote>




Your dogs will get killed inside? I am confused. If your dogs are inside (along with your wife) for the next three months, there is no chance of getting hurt...</blockquote>


You obviously don't have a Yorkie. :) He will not go 8 hours without a walk much less 3 months. They want what they want and will let you know they want it until they get it. We've done such a good job house training them they absolutely refuse to 'go' in the house.



We have stopped walking in the complex court yards because of the problem, but now this happened just outside on one of the walks.</blockquote>






No Yorkies, but I do have two dachshunds. Seems like you could just take them right outside your door. Again, I just dont think you will get anywhere with the management or the other dog owner. You only have 3 months and then you are out of there anyway. You are being a little overdramatic.
 
[quote author="Minimorty" date=1250911935][quote author="dcoffield" date=1250911471][quote author="Minimorty" date=1250910008][quote author="dcoffield" date=1250902061][quote author="Minimorty" date=1250898572]Seems like by the time you get anything resolved your lease will be up. I suggest sticking it out for 3 months and keep your dogs inside.</blockquote>


I can't take the risk that my wife will get hurt or my dog killed.</blockquote>




Your dogs will get killed inside? I am confused. If your dogs are inside (along with your wife) for the next three months, there is no chance of getting hurt...</blockquote>


You obviously don't have a Yorkie. :) He will not go 8 hours without a walk much less 3 months. They want what they want and will let you know they want it until they get it. We've done such a good job house training them they absolutely refuse to 'go' in the house.



We have stopped walking in the complex court yards because of the problem, but now this happened just outside on one of the walks.</blockquote>






No Yorkies, but I do have two dachshunds. Seems like you could just take them right outside your door. Again, I just dont think you will get anywhere with the management or the other dog owner. You only have 3 months and then you are out of there anyway. You are being a little overdramatic.</blockquote>


I dont think he is being overly dramatic - he, his wife and dogs were attacked by other dogs. I do agree that by the time this thing gets resolved the lease will be up.
 
If you really want out, you should probably consult a lawyer--hopefully someone who will give a free consultation. I broke a lease by paying about $600 to have a lawyer write a couple letters. I also lost my deposit. I was only 1 month into my lease and realized I couldn't make it 11 more months so it was worth it to me. In your case, it might be worth it.
 
If it was so dangerous and a life or death situation, then why didn't you call the police? Why only go to the management? They do not enfore the LAW. They just want their rent money.



If it truly is that bad, then I guess you will have to just lose all your money. Three months is not that long to wait. Take precautions. If you even see a dog off a leash, then call the police.
 
[quote author="Minimorty" date=1250912987]What kind of dogs attacked you? And when you say "attacked," but no blood was drawn, what exactly did the dogs do? Bark?</blockquote>


Pardon my French, but it's that kind of a$$hole attitude that the people letting their dogs run around with leashes have.



German shepard has the yorkie pinned on the ground bitting him. Don't tell me that if my wife had tried to grab the little dog from the big dog she probably wouldn't have been bitten too.



Maybe he was playing, maybe he wasn't. I don't want to be setting the ER getting my wife sewn up to find out. That's why we have leash laws.



I was looking for advise on the lease. Perhaps you don't care for you pets or family the way I do...
 
[quote author="dcoffield" date=1250915540][quote author="Minimorty" date=1250912987]What kind of dogs attacked you? And when you say "attacked," but no blood was drawn, what exactly did the dogs do? Bark?</blockquote>


Pardon my French, but it's that kind of a$$hole attitude that the people letting their dogs run around with leashes have.



German shepard has the yorkie pinned on the ground bitting him. Don't tell me that if my wife had tried to grab the little dog from the big dog she probably wouldn't have been bitten too.



Maybe he was playing, maybe he wasn't. I don't want to be setting the ER getting my wife sewn up to find out. That's why we have leash laws.



I was looking for advise on the lease. Perhaps you don't care for you pets or family the way I do...</blockquote>






I gave you advise on your lease. Suck it up for three months.



When this German shepherd approached, it never occurred to you, "Oh, maybe I should pick my dog up?"



Perhaps you don't look out for your pets or family as closely as I do.
 
I would write a letter to the leasing office, management company and the owner. You should be able to get the addresses from the manager...if not, there are other ways. In the letter describe the incidents and state that you plan to move based on the unsafe environment. The owner and management company face huge liability if this was known and something terrible happens. Keep us updated and good luck.
 
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