If you were a landlord, what would convince you to rent to us?

[Largepiecesofcrookedwood]

The perfect house for us has come up in our village. We're desperate to get it (it won't be available until probably the new year) and tick all the boxes. We are local, we know the landlords, we are after a long term let, we have good references (have been in our current home over five years) and we can afford the rent.
The sticking point is we have three dogs. The landlord has said that's the only issue for them, though it's definitely not a no at the moment. DH and I have been wondering what we could put forward in order to sway them. So far we have:

• An increased deposit
• Quarterly checks (they are proposing annual)
• Carpets cleaned when we move out
• No dogs upstairs (we don't allow this anyway)
• Some sort of break clause, perhaps at six months if they are unhappy with the way things are working out (I don't even know if this is a thing!)

The house is unfurnished so any damage to furniture is our issue. The dogs are well behaved, quiet (unless someone knocks the door) and are regularly vaccinated and exercised.
I don't want to be the mad woman who badgers them constantly, but I'm really keen to put a decent case across. Any tips or advice would be gratefully received

I am a LL and everything you propose is very normal in an AST.
We perfer our tenants to have children and animals as it means they will think of the rental as their home, look after it and stay long term.
I would have no hesitation in renting to you if you had a credit score of over 500 and could provide a reference.
Good luck

In the past we have had letters from our tenants explaining their situation warts and all. It makes them seem sincere.
What does put us off is :-
Turning up late for viewings
During viewing saying what they dont like , want doing etc
During referencing not pre warning us about CCJ's
making demands BEFORE they move in.
Be honest, be sincere, listen don't demand.

Thank you birdlady, sounds like we're doing all the right things 🤞

As a tennant, I know my landlord refuses to have pets after having to get pest control in twice to remove fleas from a property that remained after the previous occupants pets left. Perhaps think about how you could avoid this as an issue.

How noisy are the dogs? We used to have next door neighbours with two dogs. The barking was so loud through the wall of the semi. And they used to hang about all day on their own in the back garden barking. So a landlord may need convincing that you’re not going to result in disputes with neighbours.
I’m a landlord and have considered people with dogs but there’s always been multiple parties wanting to rent the flat so we chose the ones without the dog as the path of least resistance. The fact that you’re planning to stay there long term and that you know the landlord is a major positive.

We own rental properties and had a flea infestation in one when the tenant (who we had also had other problems with) eventually moved out. It definitely put us off but it sounds like you are definitely saying all the right things and sound responsible. It's just tough if the landlord has been burned before but if everything is documented and signed as part of legal documents and you remain reassuring / keep to your word then you're definitely doing your bit and sound in a good position to get it. Good luck!!

Does your reference mention the dogs? When I moved a while back I had the same with a cat, I spoke to my previous landlord and asked him to specifically mention she was no bother, no damaged caused etc

Sorry but we never allow pets. I think you may struggle with dogs.

I have always happily rented to dog owners. They tend to be more reliable as tenants.

All the stuff you suggest is good. I would also commit to regular flea treatment and treating the house when you leave, not just cleaning carpets.

Yes fair enough kids don't get fleas However kids draw on walls, kids break things etc whereas dogs dont do this i dont see the problem with dogs in properties if it was a massive pitbull style dog i may need a little more reassurance but id be open to it

We don’t allow pets at all I’m afraid and none of what you’ve said would change our minds about that.,

The fact you know the owner may help (but again wouldn’t change my mind)

My tenant next door has two dogs. She advertised herself on Gumtree as looking, and contacted me. The reference was the key bit and talking to her about how she managed work and needing to walk them etc.

We agreed on the grounds it would be hard for her to find anywhere else so hopefully would be long term, and that we wouldn't replace the carpet in one room as we'd been planning.

She's still there 5 years later, and we have since done up the room.

We have rental properties. If you have family sized home a landlord needs to accept pets. We ask for an increased security deposit, set a maximum number of dogs/cats and include a clause that tenants will be invoiced for professional carpet cleaning service costs when they leave the premises

It's like anything isn't it its all about the people not the pets. I've seen property destroyed by tenants, by children and yes on occasion by pets. We always look at the people, the references, more references, and on occasion their old property rather than blanket assumption pets are a problem.

Lots of people just say no pets and really that is a bit silly. I think the two worst houses I have had the unfortunate pleasure of seeing did not have any pets and indeed I wouldn't want a dog in them for their own safety. Part of my business is a letting agency via estate agency and I deal with the landlords so rent arrears, evictions etc.

I think you are doing all the correct things OP and other than perhaps offering them a look round your existing property there's not much else you can offer to do.

I did wonder about suggesting they visit our current property fourpaws but wasn't sure if it looked a little desperate (though frankly I don't care if it gets us this property!)
The dogs wear Seresto collars permanently and I hadn't considered offering a de flea treatment on the house (because of the collars) but will definitely add that to the list.

If you have family sized home a landlord needs to accept pets.

You really don’t.

We live rurally so letting to pet owners is much more common than is suggested on MN. We've never had a huge issue, but have obviously ended up in odd locations and not in the cream of the crop of houses.
For the landlords it's the number rather than the fact that we have dogs. I totally understand that and am willing to do whatever it takes to prove we are suitable

If you have family sized home a landlord needs to accept pets.

Nope. Never have problems renting our house, always to non pet owners.

I think how long you've owned the dogs is relevant. Assuming your current landlord knows about them then a reference stating they aren't an issue would help.

Re the dogs my concern would be mess/damage and also noise. I don't want to have to deal with irate neighbours or pest control (fleas mentioned above)

We got a reference for our dog from our previous landlord. It said that he was quiet, well-behaved and very clean. I suppose it helped as the landlord had specifically said small dogs only, and that he ain't.
I guess the things that make people reluctant to accept dogs include noise, hair, scratches doors and floors, fleas, smell (especially carpets), chewing, and a garden full of urine and faeces. Put that way they certainly don't sound an enticing prospect, do they?! Anyway I'd be trying to satisfy them on the above points.

Offer to put a clause in the contract saying you'll pay to have the place professionally treated for fleas when you move out? That's what swung it with our last landlords.

What rallytog says but I might not specifically mention fleas in case it puts ideas in their minds! rather that you will pay to have the place professionally cleaned and restored to original standard on leaving. I was even thinking twice about the word restored... prefer maintained but that's not quite right.

noise and boredom would be my concern.as that is the nuisance and.damage. So I would want to know how keeping the dogs quiet, walked.and entertained meshes with your work.

also full flea treatment on departure. no dogs upstairs is irrelevant as cannot be enforced.

plus of course that you can afford the place,dont smoke and have run a home before.

It depends how in demand the property is. If it is popular then if I had a choice of 4 sets of tenants, you’d be down the bottom of the list with that many pets. On the other hand if it’s not then if consider you if you were willing to pay for any damage to flooring, walls etc and had the place professionally cleaned on your departure.

In terms of the dogs being left alone special, I work for the police so am on shifts. DH works Mon- Fri and DS(14) is at school.
The longest the dogs would be left would be six hours, on the occasional times I'm on earlies and DS and DH are also out the house (this is probably once or twice a month at most and DH can normally arrange to pop home in that time)
The dogs are fed and walked before we leave and are used to being left for this period of time, but I would definitely consider getting someone in to let them out if you think that would help? TBH I've got one of those pet cams and all they do is sleep!