I said no dogs, now they want one offering more rent, but I can’t increase it for a year!

You said from the beginning no dogs that's what they signed for. so it is up to you.

If you accept an increase in rent and the claim it was an illegal rise you could end up paying the compensation.

Stand firm if that's how you feel I am to soft I think pets make a home.

How ever have a tenant move out of a property in Feb this year and the mess I had to clean up not so sure I will be so understanding in future.

Reply to Sajed Khan.
I started renting in 1973. Tenants called me Mr Clement and I called them Mr and Mrs. It was all very formal. I was the landlord and they were the tenants. I was treated with respect and I treated them with respect. I gave them rules and they kept them. Today things are so different. Landlords think their tenants are their best friends. They no longer act in a professional way. Landlords no longer get any respect. Landlords have lost control over their properties. If the tenant wants to do something they just do it. If a tenant behaved like a dog no landlord would rent to them. I have had properties totally trashed by dogs. And then they cant pay the rent or the repairs. They think its their right to do this. Landlords should stop playing at being Landlords. They need to return to acting in a professional way and not be best friends with tenants. Get some respect back. And never ever rent to dog owners.

Reply to the comment left by "brian clement" at "31/05/2015 - 00:45":

Hi Brian,

I totally agree with your comments. Its still a learning curve and in my experience each tenancy needs to be treated like a business transaction.

Peter- another thing to consider if you did decide to give permission for a dog is that it will put potential tenants off, once current tenants decide to move.

Reply to the comment left by "Puzzler " at "30/05/2015 - 09:26":

An assistance dog would be fully house trained before being released to the householder and would also not be a puppy, so damage issues and doo-doo, urine indoors would be less of an issue. The animal providers also keep a regular check on the animal to ensure it is well and properly cared for. Of course all animals as well as people can become ill and release fluids etc., so there is never any guarantee that damage won't be caused which is why a sizeable additional deposit should be taken.

I personally never allow pets in my properties but the only exception I would make would be for a professionally trained assistance dog, although in 30 years of letting this has never come up. I most certainly would not allow a boisterous puppy who will tear the place apart and c**p all over the place before being house trained to be taken into my newly refurbished property and would give the above reasons for why I would not allow it.

Puppy..... ??? A bit like allowing a 3 year old to play on the furniture wealding a carving knife in my opinion.

R

Reply to Sajed.
Tell your tenants they can not have a dog. Say to them " This is my decision and I am not prepared to discuss it with you". Tell them if they go against your wishes they will have to leave the property. If they go ahead and get a dog issue them with a section 21. Don't give any reason on the section 21 ie don't say I want you to leave because you now have a dog. R01 gave some very good advice. Good luck.

Hi,

If you say no to the dog, which you are perfectly entitled to do so, they will probably move one in any how. Tenants do it all the time.

They are just into their tenancy so getting them out this quick will be discretionary via a section 18 and no guarantee of it happening.

You can do it via a section 21 but you will have to wait until further along the tenancy agreement before going down this route.

I know this is not the final answer, truth is there is no easy and fool proof way to solve this issue. You need to decide between saying no, sticking to your guns and dealing with the situation if they go against your wishes. The other way is you amend the AST to reflect them having a dog and their responsibility for it and make them pay extra each month.

Reply to the comment left by "Andrew Holmes" at "31/05/2015 - 13:21":

Agreed Andrew. and a word of warning to all LLs if you think that having laminate floors can stop the "doggy" smell. I went through a phase in my early BTL career of refurbing with laminate floors and allowing pets.

Then tenant has dog.

A very incontinent dog.

The urine seeps between laminate joints and sits underneath it. No amount of bleach, disinfectant etc will shift it. So up comes laminate, concrete floor steam cleaned, and cheapo carpet put in. But of course tenant covered laminate floor in Fabreze and other sweet smelling stuff for inspections and book out. Only when house had been empty for a few days could you smell the pong of dog urine.

Nice.

And dog had tried to eat wooden patio window outside so that needed replacing. Which deposit did not cover (patio door £700. Deposit £650)

I am not anti dog - I have one myself and have done for 49 years (not the same dog obviously)- but he doesn't wee anywhere except outside.

And dogs have to be walked. Beware of HB tenants and dogs. They do not mix. Dog does not go for walk so messes in house, or on garden. Garden becomes giant dog loo. HB tenants, with kids and dogs = Full refurb when they come out.

Hi Peter.

Two questions/comments:

1) Is property Leasehold and, if so, are their animal exclusions in Head Lease?

2) If property is a flat, then what floor is it on? Will dog 'toilet' in communal space?

3) I had one experience of human urine on a carpet that, I presume, was not cleared up properly at the time. Tenant ended up paying for cleaning (which did not remove the smell) and a new carpet. Costs were deducted from the deposit.

I have 2 cats at home but do not allow pets in my rental properties.

The fact that your tenant has only been with you a few weeks means, in my opinion, that he is trying it on having probably planned this all along.

Good luck!

Reply to the comment left by "Ian Cognito" at "31/05/2015 - 14:45":

I meant to add that, if the tenant has never had a dog before, then your property would be a 'test pad'. Very risky.

I allow "pets at landlords discretion " in all my properties. I limit it to 1 large dog or 2 small dogs or 2 cats. I have only ever once had a problem and it was the tenant who was manky, not the dog and she was too lazy to let the dog out, therefore it peed behind the door. I don't like to disclude a large proportion of the rental market, my properties normally rent out quickly because there is a shortage of landlords who allow pets. Your tenant has offered a larger deposit & more rent. I would snap their hand off as this shows responsibility. This is a business, it makes business sense and also that dog could make a difference to the child, isn't it nice just to do a good deed once in a while.