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Tenant gets a Serbian defense dog puppy without asking

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Author Topic: Tenant gets a Serbian defense dog puppy without asking  (Read 121 times)
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« on: November 24, 2019, 12:03:38 PM »

Hi everyone,

My new tenants of 12 month have just got themselves an 8 week old Serbian Defense dog puppy - if you dont know the breed they are a big guard dog :-/ Anyway, they got the puppy before asking my approval. They currently have a small old dog and it's not been a problem apart from the time he damaged the fence while trying to fight with next doors dog. The original tenancy agreement didnít have a pet clause and by the way the 12 month tenancy agreement has just ended. I originally didnít want to allow pets but after being reassured wheir wouldnt be a problem I didnt see there being a problem, so I allowed the tenants to move in with the small old dog. While carrying out the audit last Tuesday the tenant pointed out the damage the new puppy has already created to the carpet by the lounge door, itís about a 2 inch square hole casused by the puppy trying to dig itself out while being locked in the lounge. I asked the tenant about replacing the carpet and they said ďweíll look at replacing the carpet when the rest of it wears down or take it out of our deposit if we move out... she said "donít worry itís only a carpetĒ. The carpet is 12 months old - its new... I even let the tenant pick their own carpet before moving in.... the tenant assured me someone will always be at the property now to keep an eye on the dogs and they have fitted a door gate in the kitchen in order to keep the dogs in the kitchen... while carrying out the audit I noticed a considerable amount of dog waste on the grass, about 2 months worth. I pointed out she would need to pick that up. 9 months ago they were going to fence off the patio area in order to stop the dogs going down the garden and messing on the grass and also to prevent the older dog damaging the fence again, however that patio fence hasnít been built - talk is cheap. To be honest I am worried about their new puppy, itís a Serbian defence dog, a big guard dog that has already caused damage to the carpet and God knows what else. To be honest I donít want the puppy there, I can only see more damage being caused, such as the rest of the fence panels as it gets older, barking, scratching doors etc etc. Like I said their original tenancy agreement is up - i was thinking of drawing up a 6 month tenancy agreement with a pet clausse as the existing tenancy agreement doesnt have this. I would also like them to agree and sign the new tenancy agreement and give me a pet deposit the value of 1 month's rent - that seems fair to me. I get the feeling they cant afford the pet deposit in one so I was going to suggest 6 installments, can I do that? Anyway, please advise - I'd appreciate it. What do you suggest? What would you do as a worried landlord? Cheers

Dean
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« Reply #1 on: November 24, 2019, 03:21:55 PM »

I am trying to be level-headed here,but spitting feathers.Wearing my dog-rescue hat,this is unlikely to end well for the dog.As with pitbulls,all these hybrids are acutely affected by their early training and attitude of owners.The fact that they have added a puppy who will soon be huge when they already have a little elderly dog tells me all I need to know about their suitability.The poor dog will go mad with boredom,and become destructive if left alone for long.If he's lucky he will join the dogs who end up in specialist rescue centres,unless he is too broken.I would serve S21 on these morons,and if in any doubt about the welfare of the animals (this includes hygiene issues) speak to your local dog warden and RSPCA.They will note that such a dog is at that address,even though they are not on the banned list.
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« Reply #2 on: November 24, 2019, 05:23:30 PM »

The old dog hasnít got long to live, riddled with cancer now, a shame as Iíve never had a problem with the staffie, this Serbian fills me with worry, a storm waiting to happen. I was thinking of giving a 6 month tenancy agreement so I can add a pet clause and issue the s21 in 6 months as Iím sure itís gunna be a sh1t storm. Help
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« Reply #3 on: November 24, 2019, 05:45:49 PM »

In my experience most of the people who get dogs like this are either involved in drug dealing,or are generally unpleasant and wanting to intimidate others.If their other dog is riddled with cancer they are disgusting and cruel not having him put to sleep,is he being treated by a vet do you know? Sorry if this is off-subject,but you can't just turn a blind eye.Please do ring the RSPCA if any neglect is involved,they will not divulge your name.
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« Reply #4 on: November 24, 2019, 06:01:11 PM »

The vet could remove the growths there but it was going to cost a lot and wouldnít stop things getting worse, they want the dog to die at home... I need to act quick, perhaps get them to sign a 6 month tenancy agreement with pet clause and squeeze pet deposit out of them during 6 months, audit the house and if they breach the pet clauses serve s21. They have always been good payers, never late paying and a good deposit paid.
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« Reply #5 on: November 24, 2019, 06:15:25 PM »

Pet deposits are no longer allowed. Don't try to take one, it could come back to bite you (sic).

If there is no pet clause in the AST you've both signed then they've, obviously, not broken the agreement. And, consequently, there's no requirement for them to seek permission from you (it might be polite and responsible though). Consequently, you cannot require they get rid of their pet. If they sign a new agreement with the added pet clause then, sure, but they'd be quite foolish / blind to do so. There's no requirement / obligation for them to sign a new agreement... it may be desirable if they wanted the security of a new fixed term, but if they're happy on the Statutory Periodic Tenancy that currently exists, or soon will, then you can't force them to sign a new AST.

I'd probably realise the situation I'm in and prepare for a tougher Deposit discussion when they eventually leadve of their own accord. You can keep an eye on things with Inspections but you can't enforce them fixing things, like the carpet, mid-tenancy or anything like that - their obligation is to return the property to you in the same state it was let to them, minus fair wear and tear (a somewhat subjective measure).
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« Reply #6 on: November 24, 2019, 06:28:15 PM »

Pet deposits are no longer allowed?so what if their current deposit doesnít cover all the damage if they leave with the dog half eaten the house? Lol
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« Reply #7 on: November 25, 2019, 12:00:55 AM »

It's still the same Deposit it always was. That can happen, pet or not... you're obviously focusing on the pet, but it's the Tenants you have to worry about.

If you're holding on to a "good Deposit" already too, chances are you can't increase it due to the new limits.
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« Reply #8 on: November 25, 2019, 06:10:31 AM »

I have a deposit of 1 months rent which is £675. Now if you already factor in a new carpet for the lounge for say £300 thatís nearly half the deposit gone already. Then if I get my crystal ball out I visualise internal doors being scratched as well as kitchen cupboard doors, new fence panels as the current ones arenít going to be strong enough to contain a Serbian Defense dog etc etc etc so do I continue to keep a record of all the damage and when the deposit isnít covering the damage issue a s21? Thanks again both for your time reading and replying to my posts
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« Reply #9 on: November 25, 2019, 12:51:38 PM »

Maybe... just maybe... you're worrying about something before it has happened? It's OK to cater for worst-case scenario... but why not see if that happens and then follow the normal path, as any Landlord would, if the amount they feel it is justified to claim actually exceeds the value of the Deposit and (importantly) no reasonable agreement can be reached? For example, if you thought you were really due £1,000 and the Deposit was £675 then you get the £675 first (either by agreement or using the Dispute service of the Protection Scheme you used) and then try to obtain the £325 by agreement, again, or by taking the matter to Court. The Deposit Protection Scheme can only aware up to the value of the Deposit, obviously, but you should still claim for everything you think is due.

You are acting as though extensive damage is a given. It might not be. We've already said that the Tenants haven't breached any term of the Agreement signed (even though you might not be happy - reasonably so) and your visit might make them think about how best to avoid further damage... this is people, people, people - that's where all the trouble comes and if you have the skills to make people see reasonable things through tact and persuasion, the worst case might not happen.

Why would you evict someone with a Section 21 if they're paying the rent and some damage is already done? I would just grit my teeth, see what other damage may or may not happen... if you have to send in a clean-up crew at the end of the tenancy so be it... but that's just part-and-parcel of being a Landlord - some Tenant are OCD and keep everything clean (God, I loved that boy, he was awesome... I'll never forget him... liked gaming, but must've spent a whole lot of time cleaning!) and some don't (those foreign students... the less said the better - around 20 bin bags of tat left behind... too rich to care).

Chill baby, chill!
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« Reply #10 on: November 25, 2019, 12:52:23 PM »

The efficacy of crystal balls has not been proven.
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« Reply #11 on: November 25, 2019, 02:21:52 PM »

I have consulted my Tarot cards,and I see doors ripped off,carpets shredded and mountains of dog shit.
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« Reply #12 on: November 25, 2019, 05:22:42 PM »

Using the garden as a dog toilet, damaging the fence panels and the old dog of 17 years having a run in with next doors dog to which I had a call from the tenants neighbour rings alarm bells.... Oh and I think their attitude stinks when they said "don't worry, its only a carpet". It might only be a carpet but this house is my asset, my income and my pension. If my dog had been present under the audit and grabbed hold of her leather shoes and bit a hole in them I wouldn't of said "don't worry, its only a shoe, I lll buy you some new ones when the soles wear out" lol . Anyway, yeah perhaps I am overthinking things and I should cross that bridge if it comes. Life lesson, dot the I's and cross the T's next time - being too kind always costs me, I should of included a pet clause even if the tenant is my friend's relative - I certainly wouldn't of allowed a Serbian Defense dog, would u?! Life lesson kids, take note. BTW I have drawn up a new 6 month agreement with a pet clause, listing current animals and a few dont's - whether they sign the new agreement is another matter.
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