Landlord issues..... posting here for traffic

[Icanflyhigh]

We had a social distant street party yesterday and had some lovely chats with our neighbours.
We've only lived here for 9 months and it's a very quiet cul de sac.
Other residents have been here since the houses were built in 1976 and they're all lovely, but they were very quick to tell us about our landlady, who they fondly nickname Mad Maria.

Apparently, she is mad as a box of frogs, is tight as a ducks arse and only interested the money.
She hasn't registered our deposit correctly- I've had no certificate etc, and apparently she has been coming and looking through our windows when we're not here.
She used an agent tenant finder service to initially sort the tenancy, and we had to pay a years rent upfront (my financial situation means I wouldn't pass a credit check). She has sorted a couple of issues out for us fairly quickly - electrical issues although the guy she got to come was older than the hills and didn't really know what he was doing it seemed.

She hasn't arranged any property inspections since we moved in, despite saying she would, so I was a bit perturbed to find out she has been peeking through the windows.

She doesn't live locally so it's a special journey to check this out. The neighbours locally do not speak kindly of her and have warned us to tread very carefully with her.

The last tenant suffered a bereavement here (very young male) and within a couple of days, the landlady was asking equations about the rent payment for the month.

We are also desparate to have a dog, but apparently she will NEVER give permission for that.

Any advice about the tenancy deposit and how we may be able to persuade her to let us have a dog?

We're responsible tenants, we look after the house and garden - it's our home.

Should check with landlord if they accept dogs prior to moving op, I doubt my landlords would allow pets that could potentially cause damage.

First thing would be to check whether your deposit is protected, you can do this yourself by contacting the available deposit schemes

www.gov.uk/tenancy-deposit-protection/if-your-landlord-doesnt-protect-your-deposit

If she hasn't protected it then contact her to request that she does so immediately and keep a copy of your correspondence in case you need it at any point.

Secondly, get a stand-alone security camera. You can pick up a basic motion sensor one that sends recordings to your phone via a linked app for as little as £30. You'll soon know if she is coming around to look in your windows.

Thirdly, try not to listen to local gossip but at the same time if I was you I would start putting some spare cash away ready for the inevitable housemove it sounds like you might be making in twelve months time. Do not get a dog right now.

The very best thing you can do is contact Shelter. Fab housing charity. Give them a shout. They will talk you through the next best steps.

@Allsorts we moved in such a hurry we didn't even think to ask - moved from a small 3 bed semi to a large 4 bed detached to accommodate DD1 coming back to live with us after 2 years with her dad - properties for rental that we can afford don't come up often in this area so we literally jumped at it.
No excuse I know, and we wouldn't just get a dog without permission.
I did wonder about asking my daughters therapist to write a letter recommending a therapy dog for her - I don't know if that would have any weight...

So in 9 months you've not had any issues, other than those relayed to you by gossipy neighbours?

You really need to chase her on the deposit certificate - there's no excuse for her not to register it. It's £16, she has a years worth of rent she can afford it I'm sure!

I'm a landlord and wouldn't allow dogs, ever. They leave a smell in the carpets, dog hair sticks to the skirting boards and they ruin hard floors. Puppies also piss and shit in the carpets. I'm not a bad landlord, I help my tenants out a lot, but pets are non negotiable.

TBH the rest sounds like village tittle tattle. Best to not get involved

We are in a position to pay another 12 months rent upfront if we need to in August - we really dont want to move again, having moved twice in 15 months now, so hoping that won't be an issue.

We are also hoping to be in a position to make an offer to buy this house in 12-18mths time, but again we're wary of her as we know she agreed to sell previously to another tenant and pulled out at the last minute as she wanted more money for the house.

You have every right to have your deposit protected properly and you should ask her about it, but I can’t see anything else wrong with what she’s done from what you have said.

It’s quite normal for landlords to say no to dogs, if you get told no, you just have to accept it. It sounds like your neighbours are shit stirrers tbh.

If you've been there 9 months then potentially you only have 3 more months of your tenancy left. It seems a bit late to suddenly worry about the deposit protection scheme.

Also, if you haven't actually experienced any problems then I wouldn't let gossip without any actual evidence influence you too much. What on earth has your landlady got to gain by peering in windows? If she wants to inspect the property she could just let you know she wants to look around. Perhaps she was in the area and stopped by but you were out.

I am wondering if I've just listened to tales and taken too much to heart.
We've not had any issues as such with her, she isnt English so there is a bit of a language barrier, but its manageable.

I was a bit horrified that someone/anyone is coming and looking through our windows though!

Asking for rent up front is fine if you wouldn't pass a credit check. But forget the dog. I allow one but most landlords don't and it would give her reason to get you out.
She's taken care of issues and the rest is gossip- anyone can look through your windows. But not giving you the paperwork is not right and breaking the contract- she needs to provide it. Ask her for documentation (the agent who found you should have sorted this in my opinion, so the fault may lie with them).

@Lindy2 it never occurred to me to check the deposit scheme until a few weeks ago - I just assumed it would be done by the agency who offered the tenant finder service, as that is who we paid the money to - but apparently not, it is up to the landlord to do that.

It was only because I had an email from the tenancy deposit service regarding our previous tenancy and asking us to review the service that jogged my memory.

Thanks @Pipandmum I will call the letting agent on monday and ask them to clarify details for me, before I contact the landlady

I dont want to stir up trouble unnecessarily and I guess we just have to ask about a dog, probably offered to pay an increased rental premium and hopw she looks on us favourably.

She hasn't really done anything wrong as far as I can see. Most landlords don't allow dogs.

I think in this sort of thing it's better to go on how she treats you rather than gossip. She's maybe had a bad tenant or two who's bad mouthed her. Some people can be absolute arseholes and it's never their fault. Honestly I'd leave it offer another 12 months lease in August if you want to stay.

I have a 9 month old puppy and lovely as she is a trail of destruction has been left by her. Rugs, cushions have been chewed, the windowsill in the conservatory. I can absolutely understand why landlords say no.

You have a right to have you deposit protected. You can ask the TDS if they can let you know

Dog wise. Forget it. If she's said no. Shes said no. Don't say it would be a therapy dog. As this could be taken that's it's an assistance dog. Which is totally different here in the uk. Not every single pet can be a therapy dog. (As I hear).

If you want to buy the place in 12-18 months. Then wait for the dog until then.

If she has not put the deposit in a scheme she can be sued for up to 3 times the amount.Speak to Shelter,they are great with housing matters

Forget the dog, that’s a non issue. Far more important, has she protected your deposit? That’s illegal if she hasn’t and you can sue her and receive up to 3 times the deposit, I think. Check that one out. I would not allow dogs in my rentals. You should have sorted that before moving. Telling me you need a therapy dog would not make me change my mind. It is very clear that they aren’t allowed in the tenancy agreement.

If you have the capacity to keep paying years you front then maybe look at getting a mortgage and then you can crack on with dog etc. I really would not listen to local gossip. The last tenant could have been an absolute arse hole in ho bad mouthed her unfairly for all you know

I'm a LL and use an agency for tenant find only. They always protect the deposit, I never get involved with that. So check with the agency you went through too. Who did you actually pay the deposit and rent to? My tenants pay it to the agent and the agent forwards on the first month's rent less the tenant find fee. Then the next month's rent is paid by the tenant directly into my account.

If you paid a whole years deposit is there a reason why you didn't look to buy instead of rent? Or would that be a possibility soon then you could have as many pets as you like.

a whole tears rent not deposit

We paid a year up front as I have an absolutely shocking credit history courtesy of ex-husband. I'm in year 5 of a 6 year IVA and as soon as that is finished, we will be in a position to apply for a mortgage and will hopefully be able to access any first time buyer deals as both DP and I have never had a mortgage.
Originally the plan was for my parents to be our guarantor for the monthly rent, but as they are retired they are not eligible to act as guarantors apparently, so they paid the 12 months up front and we pay monthly to them - they are happy to do the same again if need be.
I have been renting for over 10 years now and have never missed a payment or been in any arrears at all.

I understand about the dog, we had dogs before and would love to have another, we are responsible dog owners and as I work from home, I'm here all the time (not just during lockdown), but I do get why most landlords say no.

We have a tortoise and a bearded dragon both in vivariums currently - had them for years and never even thought about it until one of the neigbbours asked if the landlady knew we had them. I said I didnt think so and the neighbour said not to let her know as she will likely evict us if she finds out :-(

Apparently the previous tenant used to take her child's hamster and her dog away from the house when she was having an inspection so as not to get found out.

I don't want to be sneaky, I never imagined or even thought about asking for permission for them as they are self contained, don't go on the carpets etc as they only come out of the vivs to go for a bath while we clean the vivs and occasionally the tortoise goes for a wander around the garden and eats the dandelions!

I guess I'll just face it head on and deal with it, and in the meantime chase up with the letting agent about the tenancy deposit being protected.
Fingers crossed it has all been done and we just haven't received the certificate for it.