Would you let your tenants have a puppy?

[Creamegg11]

Just that really. Tenants moved in two months ago into my two bedroom first floor flat with a section of back garden. They hadn’t mention any wants of having a dog when the letting agents asked all prospective tenants of any requirement that they want. I just had new carpets fitted to stairs and landing last year.

Tenants offered to pay extra deposit and puppy proof the flat with covers for floors etc. What annoys me is their text saying they are planning to get a puppy instead of asking whether it’s possible. It clearly states in their tenancy contract that no pets allowed unless landlord gives consent.

I told them I have a think. I don’t want the hassle of any damage or smell to flat from a dog once they leave, offer deposit or not.

[smilingthroughgrittedteeth]

Im a tenant, we had an elderly dog when we moved in and we paid an extremely large deposit to cover any damage, she died not long after we moved in. We have just got a puppy (with landlord permission) but weve been here 5yrs, been very good tenants and im a SAHM so hes never left alone for long. When he is left and at night he is crated so he doesnt damage anything. He has been easy to house train so very few accidents in the house and we have a carpet cleaner so clean the carpets regularly anyway (we have 3 children under 5 so theres always spillages that need cleaned up). My house doesnt smell because i hate the doggy smell and he doesnt have fleas because i spend a small fortune on a plan with my vet to make sure he is regularly treated. I might not own this house but it is my home and i take care of it so not all tenants with dogs are irresponsible and dont care about damage.

That said in this case i wouldnt allow them to get a labrador in a flat, that is a recipe for disaster and they have been underhanded in how theyve gone about it.

[Mydogisagentleman]

Absolutely no chance.
I am both a dog lover/owner and a landlord.
Dogs don’t belong in flats without direct access to a garden. My little bedlington wasn’t a chewer and doesn’t bark.
My sister on the other hand has 2 labradors who are walked for hours, have a lovely garden etc.
There really isn’t much left of 2 kitchen units

[RustyBear]

We bought a house where the previous owners had a Labrador and had to replace the carpet in the room where it had slept because it was totally impregnated with hair that the vacuum couldn't shift.

[RainingBatsAndFrogs]

Any tenant idiotic enough to think that a Labrador puppy in a flat was a good idea would make me worry, tbh.

[MrsElijahMikaelson1]

👍

[Creamegg11]

Just an update on this. I got an email from tenants of two months saying they don’t feel comfortable now being in the flat and wants to leave.

Jeez
Saying amongst other things that they weren’t aware at the point of signing the contract that they needed to get permission from the other landlord too. My point on this is that out of courtesy to the other landlord was to get his thoughts on the tenants wanting a dog as it’ll affect his tenants and part of the garden.

[NoSquirrels]

Do they have a break clause in their contract e.g. can give notice after 6 months on a 12-month contract?

If so, I'd advise them in writing that you're happy to accept their notice that they'll be leaving on X date (when the 6 months is up, or whatever) but that if they choose to leave before this date then they will be liable for the costs of the rent up to that date.

I wouldn't enter into any dialogue AT ALL about anything to do with the dog. They're not going to change your mind, and it's better for all of you if they leave and you can get new tenants in.

Pain in the arse for you, but better to know now that they're not a good fit.

Good luck to them trying to find somewhere to rent with a new Labrador puppy...

[Floralnomad]

Well if they signed a contract knowing it was no pets they can’t expect to just walk away

[Twizbe]

They've obviously already paid for this dog and are thinking shit!

As they are being CF I'd inform them of their break clause if they have one and leave it at that.

[Mummyoflittledragon]

Fgs they sound very naive and young. They may have a break clause. Alternatively you can allow them to leave early. If you did this, you can ask them to pay rent up until the day prior to the new tenants moving in and pay the on costs of sourcing the new tenants, which as you know is a few hundred.

[Frazzled2207]

@Mummyoflittledragon

Fgs they sound very naive and young. They may have a break clause. Alternatively you can allow them to leave early. If you did this, you can ask them to pay rent up until the day prior to the new tenants moving in and pay the on costs of sourcing the new tenants, which as you know is a few hundred.

indeed. They have been very stupid.

I do think it could be seen as a bit mean to automatically put a ban on all pets, I have been a landlord in the past and I would be flexible for, for example, an older and well trained dog. But a labrador puppy in a flat? They sound irresponsible and naive. Hope you get better tenants next time, I would have the whole pet conversation with them before they sign on, obviously you can't trust people to read contracts these days.

[Creamegg11]

They signed a one year contract which has a six months break clause. They also offered to pay six months rent in advance prior to the start of the tenancy so effectively they have paid until February. I’m reading their email as that they want to leave ASAP and want me to refund them the rent pro rata that they have paid in advance.

[Creamegg11]

I even mentioned at the time of their request that a cat request may be a compromise but even then they turned that around saying I’m discriminating them for wanting a dog and that I’m not concerned about the damage to the flat but that I just don’t want them to have a dog. Saying that I have a cat flap in the flat too so I’m beings discriminatory. The cat flap belongs to me when I had a cat and lived at the flat.

[NoSquirrels]

@Creamegg11

They signed a one year contract which has a six months break clause. They also offered to pay six months rent in advance prior to the start of the tenancy so effectively they have paid until February. I’m reading their email as that they want to leave ASAP and want me to refund them the rent pro rata that they have paid in advance.

Well, this may be what they would like you to do, but it is not what you are obliged to do as per the terms of the contract that they signed.

They have paid the six months' rent up front to cover them until the break clause in the contract, when they are free to serve notice and look for somewhere else to live.

If they wish to leave before the break clause, you are under no obligation to refund them anything. You can at your discretion, but I wouldn't be falling over myself to agree to this, personally.

You need to relet, find new tenants, do all the credit checks and so on. That will all cost money - this is why there is a break clause in a contract, as it is understood to be very expensive to find new tenants so you as the LL are trying to protect yourself from this very situation.

[Onadifferentuniverse]

I’d allow a dog I think, there’s history with that but definitely not a puppy.

[NoSquirrels]

@Creamegg11

I even mentioned at the time of their request that a cat request may be a compromise but even then they turned that around saying I’m discriminating them for wanting a dog and that I’m not concerned about the damage to the flat but that I just don’t want them to have a dog. Saying that I have a cat flap in the flat too so I’m beings discriminatory. The cat flap belongs to me when I had a cat and lived at the flat.

Don't get into the ins and outs and what might be OK and what might not.

They signed a contract for no pets, and with a six-month break clause.

This means that they can break the 12-month contract early, by serving notice at 6 months to leave at 8 months (or sometimes serving notice at 4 months to leave at 6 months).

You're not being mean by enforcing these terms. They signed a legal document.

[Onadifferentuniverse]

Sorry op I didn’t read your reply’s first there.

I think you’re having a lucky escape with these guys.

[LolaSmiles]

Just an update on this. I got an email from tenants of two months saying they don’t feel comfortable now being in the flat and wants to leave
They don't feel comfortable being told they have to follow the rules in the contract they signed. Give me strength.

Either they've bought the dog already and are trying to force your hand by threatening to leave or they really are immature snowflakes who need to realise the adult world will say 'no' to them occasionally.

If they've signed with a 6 month break clause then surely they're liable for the rent until the end of that time as long as they've followed the correct procedure and given notice?

If they're so uncomfortable then they should leave and pay what they're contractually signed up to. It's not a landlord's job to bend over when tenants want to ignore their contract.

[NoSquirrels]

Btw, OP - I have been a tenant with a cat (negotiated with LLs to keep, paid extra deposit and cleaning stuff at end of tenancy, extra inspections etc) and been a LL who allowed cats (same as above). I am a dog owner (and a cat owner) now I am a homeowner.

You're not their mum. They signed a legal contract, and they are now going to have to deal with the consequences.

By all means agree with them that they might be able to move out early. But don't do it until you have new tenants in place and are financially compensated.

[Bouncycastle12]

Hard no

[movingonup20]

I would reply that if they wish to break their contract that in theory fine as soon as you can find other tenants and they will be responsible for the rent until that happens, your direct costs for the early reletting will be deducted from the refund (exh paid 1/2 months rent for early exit)

[Longwhiskers14]

If they wish to leave before the break clause, you are under no obligation to refund them anything. You can at your discretion, but I wouldn't be falling over myself to agree to this, personally.

This ^. They are choosing to leave. They also knew when they signed the lease that they needed consent for pets and clearly arrogantly thought they could railroad you into agreeing. You've done nothing wrong, so stick to your guns.

[ColonSemiColon]

I am really laughing at the idea that it’s discrimination to allow cats not dogs. Which protected characteristic does that fall under? Unless it’s a guide dog, that’s just hilarious. I’d say that you’re happy for them to move out at the time of the break clause and wish them luck finding a flat where the owner will allow a Labrador puppy.

[Ballllzac]

Before agreeing any compromise on early exit, check the new rules on tenant fees - from memory it’s no longer straightforward to agree an extra “penalty” fee for them leaving early

[Floralnomad]

Well they can leave in Feb then or leave now and if you get another tenant before Feb you could offer to refund what is left of the 6 months rent then . I agree with a pp that they have already either put a deposit down on this dog or the dog is already in situ .