Renting with a dog.

[mochibean]

We're looking to rent a house atm but we have a dog. He's a major setback right now but of course I'm unwilling to ever give him up. I read about a new rule that came into place in January this year regarding landlords being unable to refuse dogs, despite this we're being constantly refused.
Can we use this to argue our case and allow them to let us rent? Does anyone have experience renting with a dog and how did you go about it?

I'm getting frustrated being denied for such amazing houses for a dog that will do 0 damage.

 

[BettyCrocker]

We're looking to rent a house atm but we have a dog. He's a major setback right now but of course I'm unwilling to ever give him up. I read about a new rule that came into place in January this year regarding landlords being unable to refuse dogs, despite this we're being constantly refused.
Can we use this to argue our case and allow them to let us rent? Does anyone have experience renting with a dog and how did you go about it?

I'm getting frustrated being denied for such amazing houses for a dog that will do 0 damage.

Apply for a house, don’t mention the dog?


It’s also not so much about actual damage a dog can or may do (although yes it is a consideration) but it’s more the fact that a dog living in any property will leave hair in the carpets, doggy smells in the property which again just come with the dog irrespective of how much you clean or whatever (no matter how much you clean, a house with a dog is never the same as a house without one!) a house where a dog has lived would require far more deep
Cleaning and possible replacement of carpets etc after you vacate than a non dog household..... most landlords just don’t want the hassle or the expense

 

[mochibean]

Apply for a house, don’t mention the dog?


It’s also not so much about actual damage a dog can or may do (although yes it is a consideration) but it’s more the fact that a dog living in any property will leave hair in the carpets, doggy smells in the property which again just come with the dog irrespective of how much you clean or whatever (no matter how much you clean, a house with a dog is never the same as a house without one!) a house where a dog has lived would require far more deep
Cleaning and possible replacement of carpets etc after you vacate than a non dog household..... most landlords just don’t want the hassle or the expense

I thought about not mentioning it, but don't want to get in trouble later on.

For me, I'm willing to put extra down on the deposit to cover the expenses of replacing carpets (although we're looking for hard floor for this reason) and a proper deep clean. Although as well we're willing to do any cleaning we can upon leaving the property. In terms of other concerns they may have we're willing to do whatever we can. Still doesn't seem enough to sway some, hoping maybe the ones we're going to see will be more flexible and appreciate the extra cost and effort I'm willing to go to.

It's really disheartening finding a property that I want and being rejected outright.

 

[BettyCrocker]

I thought about not mentioning it, but don't want to get in trouble later on.

For me, I'm willing to put extra down on the deposit to cover the expenses of replacing carpets (although we're looking for hard floor for this reason) and a proper deep clean. Although as well we're willing to do any cleaning we can upon leaving the property. In terms of other concerns they may have we're willing to do whatever we can. Still doesn't seem enough to sway some, hoping maybe the ones we're going to see will be more flexible and appreciate the extra cost and effort I'm willing to go to.

It's really disheartening finding a property that I want and being rejected outright.

Id honestly stop mentioning the dog. Get a house, then after a few months approach the landlord and request permission to have a dog at the property- put it all in writing and offer to pay extra for deep cleaning etc etc and see what they say? Some rentals will advertise as no dogs but actually in the tenancy agreement it may say that dogs are allowed by written agreement or similar.

 

[mochibean]

Id honestly stop mentioning the dog. Get a house, then after a few months approach the landlord and request permission to have a dog at the property- put it all in writing and offer to pay extra for deep cleaning etc etc and see what they say? Some rentals will advertise as no dogs but actually in the tenancy agreement it may say that dogs are allowed by written agreement or similar.

Do landlords come by often? I don't wanna get caught with the dog before I request permission, plus if they say no then what do I do?
These are my only concerns with this, I don't want to get evicted for breaking the tenancy agreement. Unless the tenancy agreement says nothing about dogs then there's no grounds.

Lying risks losing the property anyway, plus all my money spent on it.

 

[Countrybumpkingirl]

So they can refuse, they just have to give a reasonable reason behind why. So say it is a block of flats then obviously sometimes in the leasehold the landlords obligations say that it can't be let with pets. So even if they moved in themselves they wouldn't be allowed pets.

Some landlords are not going to be keen obviously if they have just had new carpets or so put in so you could say, as part of the offer for your tenancy, dog wouldn't go upstairs, pay slightly higher rent which would mean slightly higher deposit (capped at 5 weeks rent), professionally cleaned at end of tenancy including having carpets cleaned etc. Make it as attractive as possible. If you have 2 tenants one no pets I hate to say as a landlord and an agent myself I will always pick the pet free person (even though I have pets and love animals). If I can help at all please feel free to ask I am a rural chartered surveyor so I used to specialise in rural lettings and estate property so we always had pets.

 

[BettyCrocker]

Do landlords come by often? I don't wanna get caught with the dog before I request permission, plus if they say no then what do I do?
These are my only concerns with this, I don't want to get evicted for breaking the tenancy agreement. Unless the tenancy agreement says nothing about dogs then there's no grounds.

Lying risks losing the property anyway, plus all my money spent on it.

Your landlord cannot come in without giving you at least 24hrs notice. They would only generally want to come over to carry out routine checks of the property periodically.

 

[Countrybumpkingirl]

Just wanted to add a standard agreement will say no pets in the tenancy agreement which will mean you will be in breach of your agreement by having a pet there. I would honestly not do that as any problems you have during your term means the landlord will just evict you rather than actually sort it because you are the one in breach originally. Don't forget this is a contract you are singing it is legally binding and is a roof over your head.

 

[Tiredbones]

Do landlords come by often? I don't wanna get caught with the dog before I request permission, plus if they say no then what do I do?
These are my only concerns with this, I don't want to get evicted for breaking the tenancy agreement. Unless the tenancy agreement says nothing about dogs then there's no grounds.

Lying risks losing the property anyway, plus all my money spent on it.

My current letting agents do quarterly house checks, they'd know if I'd had animals here. My last house they didn't visit at all and I had a dog I hadn't declared.
It might make a difference if you're planning a long term let, after 5 years they can't charge you for needing to change carpets so any damage the dog may cause would be irrelevent.
You're definitely better off being up front from the start and keep looking for a landlord that will accept your dog

 

[JoeBloggs]

I deal with landlords on a daily basis, and there is a complete mix. The better landlords usually have no pets on their tenancy agreement and it’s pretty normal. You may not think they do any damage but it adds to the property maintenance and cleaning when you vacate, it can also cause them issues with neighbours if they are a pain so it’s easier to have a blanket ban. They do not have the justify their reasons for banning pets. Some leases, usually newer builds don’t allow them even if the landlord does.

Landlords needs to give 24h notice for access but I suspect they would be able to tell.

If you breach a tenancy they can evict you, I wouldn’t risk sneaking him in.

 

[Alexaj]

I like the suggestion someone made up top - offer to pay a higher rent. I'm a landlord (with a letting agent), you get limited information on the tenants i.e. job, kids, pets etc so you make the best decision on what you know. I'd be tempted with that offer.

Another piece of advice, I did Facebook checks on the potential tenants too.... Make sure your Facebook is clean. Don't lie about the dog if you have photos of it on it.

 

[JoeBloggs]

I like the suggestion someone made up top - offer to pay a higher rent. I'm a landlord (with a letting agent), you get limited information on the tenants i.e. job, kids, pets etc so you make the best decision on what you know. I'd be tempted with that offer.

Another piece of advice, I did Facebook checks on the potential tenants too.... Make sure your Facebook is clean. Don't lie about the dog if you have photos of it on it.

This is great advice. The thing with renting is to a landlord, you are a piece of paper with limited information (credit checks and references, which now a days don’t say much) so they don’t know you as a person, some don’t even get a name or any details. My parents are landlords through an agent and they know nothing about their tenants other than they pay the rent.

 

[Bitofthebubbly]

Do landlords come by often? I don't wanna get caught with the dog before I request permission, plus if they say no then what do I do?
These are my only concerns with this, I don't want to get evicted for breaking the tenancy agreement. Unless the tenancy agreement says nothing about dogs then there's no grounds.

Lying risks losing the property anyway, plus all my money spent on it.

Landlord should always give notice before popping over (think it’s at least 24hours) they shouldn’t just be showing up when ever they feel like it. I haven’t seen my LL in over a year now and he’s a relative of my partner. I know not all landlords are as respectful of their tenants though. I’ve lived in 2 rental properties and have never had an inspection, don’t think I’d cope with quarterly inspections tbh

That said, I wouldn’t suggest lying about it because dogs aren’t really that easy to keep secret. Be upfront and offer a higher deposit/higher rent payments and go from there? It sucks that you’re essentially being penalised for having a pet but that’s just how it is when renting, we don’t get the perks that home owners have unfortunately. I think a lot of listings state no pets as standard, but when you actually ask the landlord they are sometimes willing to negotiate.

Hope you manage to find somewhere soon it must be so frustrating.

 

[Jellybeansoup]

I don’t have experience with pets at property but I do with landlords and even if it’s seemingly a faceless agreement (through a lettings agent and it’s a managed property) having a good relationship with your landlord will do wonders if anything ever goes wrong so please do not lie!

Keep looking you will eventually find somewhere that’s pet friendly, I really think you just have to wait. Maybe look at different sites like open rent - they don’t have agents so landlord direct, there may be more scope there to negotiate?

edited to add - where you live is there a ‘community Facebook group’? Try searching where you live on facebook or where you’re trying to move and there is probably a group- I’d post there asking if anyone knows of any pet friendly lets and post your specifics about the property type you’re looking for. Someone might know something and be able to help

 

[Countrybumpkingirl]

I like the suggestion someone made up top - offer to pay a higher rent. I'm a landlord (with a letting agent), you get limited information on the tenants i.e. job, kids, pets etc so you make the best decision on what you know. I'd be tempted with that offer.

Another piece of advice, I did Facebook checks on the potential tenants too.... Make sure your Facebook is clean. Don't lie about the dog if you have photos of it on it.

Also the letting agent if they are worth their pay will do an informal check themselves. I always did. I used to. That is how I discovered a potential tenant was lying about who she was had a ban on keeping animals for life (had a dog), had a criminal past etc. I then declined her application but did not state reasons just said landlord decided to go with another party ie keep it professional. Well then the threats started. I was told I would be taken to court etc. She was dangerous. Further digging showed she had done the same to others etc including the RSPCA. I had to get the police involved.

 

[TJ90]

When we rented it was advertised through the estate agent as no pets. So I explained to the estate agent we had a dog (cavalier so only small) and they called the landlord who then agreed to us renting. We put an extra £100 down but we were refunded all of it when we moved house.
Don’t ask don’t get I suppose in that situation.

 

[mochibean]

Thank you all!! Some really great advice in here!

So the house we went to see today was a no from us anyway, the skirting boards weren't attached to the wall, cracks around the windows/damp, so a big no haha. That being said I have a viewing on Saturday and they DO accept pets! The first one!!

Although it's not in our desired area and such so it may be a no. I do have my dog on my Facebook but it is very clean (nothing stupid on there), so I won't be lying. Like many of you have said it's way too much of a risk. I'm just going to keep offering to put extra money down, clean up properly and hopefully we'll find some flexible landlords.

It is frustrating hearing no after no, but I'm confident we'll find somewhere lovely to live eventually.

Also the letting agent if they are worth their pay will do an informal check themselves. I always did. I used to. That is how I discovered a potential tenant was lying about who she was had a ban on keeping animals for life (had a dog), had a criminal past etc. I then declined her application but did not state reasons just said landlord decided to go with another party ie keep it professional. Well then the threats started. I was told I would be taken to court etc. She was dangerous. Further digging showed she had done the same to others etc including the RSPCA. I had to get the police involved.

This is WILD! What the hell!!
Hope the dog got taken away from her too!

I like the suggestion someone made up top - offer to pay a higher rent. I'm a landlord (with a letting agent), you get limited information on the tenants i.e. job, kids, pets etc so you make the best decision on what you know. I'd be tempted with that offer.

Another piece of advice, I did Facebook checks on the potential tenants too.... Make sure your Facebook is clean. Don't lie about the dog if you have photos of it on it.

This is good to know! I hope other landlords will feel the same.

My current letting agents do quarterly house checks, they'd know if I'd had animals here. My last house they didn't visit at all and I had a dog I hadn't declared.
It might make a difference if you're planning a long term let, after 5 years they can't charge you for needing to change carpets so any damage the dog may cause would be irrelevent.
You're definitely better off being up front from the start and keep looking for a landlord that will accept your dog

Thank you! We're definitely looking at a long term let, for us anything short term wouldn't be worth it but I hope that wouldn't deter them. We're mostly looking at hard floor anyway and keeping the dog away from carpets just so he can't do any damage. Not that he has been a problem in our current property. (council rented)

I'll definitely be upfront, the last thing I want is a bad relationship with a landlord or to get in any sort of trouble.

So they can refuse, they just have to give a reasonable reason behind why. So say it is a block of flats then obviously sometimes in the leasehold the landlords obligations say that it can't be let with pets. So even if they moved in themselves they wouldn't be allowed pets.

Some landlords are not going to be keen obviously if they have just had new carpets or so put in so you could say, as part of the offer for your tenancy, dog wouldn't go upstairs, pay slightly higher rent which would mean slightly higher deposit (capped at 5 weeks rent), professionally cleaned at end of tenancy including having carpets cleaned etc. Make it as attractive as possible. If you have 2 tenants one no pets I hate to say as a landlord and an agent myself I will always pick the pet free person (even though I have pets and love animals). If I can help at all please feel free to ask I am a rural chartered surveyor so I used to specialise in rural lettings and estate property so we always had pets.

Thank you very much! Appreciate this!

I'm more than happy to do all these things and I'm really trying to get them on side by offering as many solutions as possible. Including extra rent, deposit, keeping him downstairs, cleaning properly etc. Thankfully I'm seeing one on Saturday that is pet friendly so might have more luck there if I like it.

 

[Definitelyme]

As a landlord (not in England though, as I’m assuming many above are and the rules possibly differ) if someone approached us and said they had one dog, were willing to pay extra deposit, and were looking for a long term lease we would be happy enough to go with that. We may put in to the lease that any damage done by the dog would be paid for from their pocket. Not all landlords are unreasonable humans (although again, what I see from people posting about English landlords is wild, so maybe a whole different ball game!)

 

[Bleurghgram]

Please don’t apply without telling them you have a dog. My neighbours did this, the shared hallway really smelt and the dog barked all day. The landlord was understandably furious and they left once he found out.

My housemate has a dog in our rental property now, she wrote a sort of CV with information about the dogs behaviour and some rules she was happy to put in place. She agreed to have the carpets professionally cleaned when she vacates and to never leave the dog alone in the property - not easy for most people but she’s able to take the dog to work.

So if my neighbours had asked, they probably would have been allowed

 

[Nolongerjustalurker]

We had a dog when I was in my final year of uni and didn’t tell the landlords. We’d just clean extra carefully and get my housemates boyfriend to take the dog for a walk when the letting agency came round to inspect.. we also smoked inside and I’m sure it stank but they never said a thing
Tbf our building had a major drainage issue and as the basement flat our entrance would flood with raw sewage every time it rained, which we’d have to Wade through in wellies to get to our front door, so I think they turned a blind eye to the dog and smoking cos we didn’t complain too much about the human tit.
Ah student rentals....