UK Landlord Forum / Life

I have a tenant who has been brilliant. 5 years without a missed rent payment and on top of this she has often redecorated and repaired things out of her own pocket and the house look arguably better than when we let it! When she moved in we allowed her one dog in the tenancy agreement, but then there were two and then a neighbour contacted us to say there were 8 living there! We went over to do an inspection and yes there were lots of dogs there, but the house was still in good condition and we couldn't see any evidence to back up the neighbour's complaints of barking and the garden smelling of dog poo. However, the neighbours are still on at us that it is my job to sort it out and alleging that there are now 20 dogs there and the smell is unbearable and there's barking 24/7 etc.

Whilst I understand that if this is true it's a pain for the neighbours, I get a different story from my tenant than from the neighbour.

Firstly - is this my problem? The neighbour says I should do something, but she pays the rent and she's not damaging my house.
Secondly, the neighbour is trying to get her kicked out by complaining to the council etc Does anyone know the rules about having lots of dogs? I think she is keeping them for a while and then rehoming them. Not a business but more of a charitable act where she collects abandoned dogs and then rehomes them.

Any help much appreciated.

Quote from: jules18375 on October 08, 2014, 07:42:22 AM...that it is my job to sort it out...

No. Do not get involved in any disputes between your Tenants and their neighbours. You are a Landlord, you are not the parent / guardian of either party involved here.

If the neighbour has a complaint to make, then let the neighbour make a complaint through the appropriate formal channels, not you.

Don't get involved... unless you think your property is being damaged by the situation.

The neighbour might have tried the formal route and got nowhere... therefore they are now trying you. We can't tell from what you describe, but you never know... either ignore the neighbour or politely - but firmly - tell them that this is their issue, therefore their problem... not yours.

Thanks for that. Do you know what the rules are from the council's point of view? I've never been a 'dog-person' so not sure whether you are allowed to keep that many dogs? But as you say, it's not my issue and if they are successful, I imagine that the result will be she's only allowed to keep 1 or 2 dogs, rather than being kicked out.

Quote from: jules18375 on October 08, 2014, 09:02:01 AM
Thanks for that. Do you know what the rules are from the council's point of view?

Different councils have their own policies so in general you would need to ask them.  In any case, rules about animals at a property are often only held within the deed of covenant - so you should already have that information.

Councils are not so worried about specific numbers of animals, but they would be concerned if it were a business (say breeding animals), or if it represented a danger to public health, or was perceived as a nuisanse to neighbours.

I would keep your head down.

Quote from: jules18375 on October 08, 2014, 09:02:01 AMThanks for that. Do you know what the rules are from the council's point of view? I've never been a 'dog-person' so not sure whether you are allowed to keep that many dogs?

When you ask follow-on detail questions like this it certainly makes me feel that you aren't going to refrain from getting involved.  Seriously, I'd just stay out of it all... it's actually (genuinely) nothing to do with you. The neighbour wants it to be something to do with you. The worst thing you can [probably] do is get involved as a[nother] third-party here. If you feel you are already involved, i.e. communicating with the neighbour regarding the issue, then try to extricate yourself nice and firmly.

No I'm certainly going to keep out of it, but at the same time I want to be ahead of the game as to what might happen....

Contact the environmental health dept, generally noise has to be above 35db at the neighbours I think, but there is nuisance too.

I heard of a case where the tenant kept goats in the garden.  People have a right to quiet enjoyment of their property, I think 8 dogs is a lot even for a 4 bed detached house, dogs bark a lot and 8 dogs bark even more. Is she running a commercial enterprise or rescue centre? 

Refer the neighbour to the local authority, obviously you gave her a date for inspection so she cleaned up.