Renting out house - tenant has 2 big dogs

[FeeFee382]

I'm going to be renting out our house for a long let.

The house has been completely refurbished - new carpets etc.

The tenant has 2 large dogs but seems a good tenant with good references.

Would you be happy to have the dogs?

Should I put anything in the contract?

Tia

Could you ask for a bigger deposit to cover any damage arising from the dogs and ask that all carpets are professionally cleaned at the end of tenancy?

No. The new deposit rules have meant that there is no chance of this now, as you can't ask for enough deposit to cover damage. I generally consider a small dog, but only if they provide a working/home owning guarantor, and I make it clear I WOULD go to small claims to recover damages from the dog.

Apparently due to English laws they can only taken a certain amount now.

Yes, professionally cleaned carpets has been written in!

I agree with the pervious poster.

Bigger deposit and a deep clean when they leave. Think that's reasonable.

The tenant is looking for a home, lots of places dont allow dogs. For your tenant their dogs could be all they live for in life. Seems sad that they would have to get rid to find a home they'd want to live in.

My friends rented out their house. When they got back they found a cross at the bottom of the garden. Their tenants had buried their dog there.

@glitter omg no?

You can't take a bigger deposit now.

Flea treatment is written into the contract too. I'm worried the dogs will damage they house and make it smell

If they’ve previously been tenants can you get information form their previous landlord / estate agent about the dogs and any damage / problems they caused?

We give a vet reference, training certificates and confirmation from the real estate and council that no complaints have ever been received about our dogs. This seems to help.

Which is probably what will happen. You can't enforce anything in the contract once they are in.

As some of the less clueless on this thread know, you can't charge a higher deposit. If this tenant is your only option then charge a higher rent. Of course that's an ongoing cost that they never get back but hey, I'm sure Shelter thought of that in their campaigning.

you also need to ask what happens to the dogs when they are at work, if they are at work. Are they going to be left unsupervised to drive the neighbours mad with barking, excreting everywhere and chewing things, or is there a dog sitter or daycare?

No tenant is much better than the wrong tenant.

the damage and smell is probably what will happen, I meant.

We also have professional cleaning / flea treatment written into our contract on exit.

Higher rent is your only option unfortunately since the change in deposit laws. You can require deep cleaning etc at the end of the let, provided you have good quality evidence of the condition the property was let in the first place, so lots and lots of photos, and even video footage if you wish, before they move in. If it's not done to the same standard minus fair wear and tear, you may be able to claim back some of the deposit to put it right, as long as the deposit is properly protected etc. A friend of ours rents and recently got a dog, they put her rent up by £10 per month.

There is a school of thought that says that people with pets make more stable long term tenants because they know they have fewer options when it comes to finding a new landlord. So if you're looking for a long term tenant, that might be the bright side.

We allow pets in our properties so yes I would. I've never had any problems with cleanliness on leaving and don't charge any extra.

I have had to replace carpets as a result of a tenant's dog - never again.

I have two bigs dogs, I get my carpets cleaned once every six months and dogs have never ever caused any damage to the property (nor would I let them). My garden is lovely etc. But it's very individual I guess, have you met them and met dogs?

To be honest, I wouldn't if you are planning to live there again one day. Dog smells last for years, unless you want to replace all the carpets etc. Is the house being rented furnished or unfurnished?

Yes, really. I can't remember the breed of dog but it was something bigger than a Labrador.
Possibly add ' no animal burials' in the garden?

My previous tenants have dogs. I just replaced the carpets before a new one moved in.

No I personally wouldn't.

Yes, add £30pm to the rent to cover. Plus 5 weeks deposit.

Dogs absolutely will make the house smell. Speaking as a dog owner who’d never be without a dog.

But yes, the cleanest house with a resident dog will acquire it’s own unique smell, unfortunately.

I my opinion.... there will be a dog smell when they leave and a deep clean will not get every trace of dog smell out. If you have new carpets and it is newly refurbished it will not be in that state when you get it back. I wouldn't do it.

‘Just replaced the carpets’

Replacing carpets is quite a big expensive thing to do more than every 10 years, surely?

Every house I visit that has multiple or big dogs shows signs of them. Worn, grubby greasy patches on the walls where they brush past or lean against, claw wear on the staircarpet, wee patches on the lawn, a doggy smell that non doggy people just don’t detect.

It’s a balance of probabilities and where you want to place your risk: a good reliable long term tenant may well compensate for any dog issues.

I just see it as part of being a landlord Frankie ?
It's a necessary expense as far as I'm concerned.