Renting to tenants with pets

*Robin*

I will shortly be renting out my house as I have work elsewhere, and don't wish to sell at the moment. I have been following katygeorge's thread discussing the problems she's having finding a landlord who will accept her dog, and it occurs to me that there must be a considerable number of potential good tenants in katygeorge's position who would be grateful to find a landlord who is a fellow dog lover.

Ideally I am looking for a long-term tenant who would repay my acceptance of their pet by looking after my home responsibly, and be less likely to risk their tenancy by mucking me about (which as many threads here illustrate, is a distinct possibility).

From my point of view, I will save on not having to replace carpets or having the garden landscaped before renting the place out, which I would do for tenants without pets (or kids).

However, I'm aware that not all pets are as clean and well-behaved as my dogs, so I would ask for a larger deposit in case of damage - but how much? And what other conditions should be included in the TA?

Generally, I'd be interested in hearing what more experienced landlords think about the idea; have I spotted a niche in the market, or am I barking mad to consider it?

BitterAndTwisted

I'd take a larger deposit for a start. Visiting any prospective tenants in their current home and checking how well or otherwise they looking after that should tell you most of what you need to know.

taxsaver

Have a look here:

http://www.letswithpets.org.uk/

Should be helpful to you.

Werdnal

Firstly get a thorough and honest inventory of the condition of the property before you let, and get tenant to sign this at the start. You need this anyway these days for desposit protection claims at the end of the tenancy, so get it right from the start.

You will have additional costs like possibly fumigation (fleas, lice etc) and a professional clean (allergies issues for future tenants), so state this in your TA.

Also, offering to take pets covers everything. You may be a dog lover, but do you want the local mad cat woman moving in with her pack of semi-ferals that produce a litter of 6 kittens every 8 weeks :eek:!

punky__56

I dont think its such an untapped market as you think. Plenty of landlords will take pets however many agencies have a hard and fast no rule to pets and wont even take tenants details if they admit to having a pet. Smaller, independant, single branch agencies are more likely to accept tenants with pets and to approach landlords with offers from tenants with pets rather than just stating no.

Double deposit seems to be the norm if you have pets however some just take £200 extra etc. Remember a tenant doesnt need a pet to ruin a property, many can do it all by themselves!! Also, I wouldnt start thinking you will be able to offer a less desirable property for the same rental just because you accept pets. Tenants will still want a good property but they will be willing to pay for it. Chances are you will end up with tenants without pets anyway!

flora48

Like you I thought that there must be dog owners out there so I took the plunge and allowed dogs, my tenants keep three, a rottie and 2 alsations. Sounds fearsome, but my LA tells me the dogs are perfectly controlled and the neighbours tell me all is quiet. They have been very good tenants for the past 2 and half years and have recently asked permission to replace the dated lounge carpet with a hard floor. No complaints here. Luck of the draw I suppose.

*Robin*

Thanks for the quick replies - all very useful comments! :T

BitterAndTwisted wrote:

Visiting any prospective tenants in their current home and checking how well or otherwise they looking after that should tell you most of what you need to know.

That could be a good idea B&T- but would the potential tenant not find it intrusive? (There was another thread here recently where a landlady had wanted to do that and opinion was fairly unanimous that she would be a nightmare to deal with - which is not the impression I want to give!).

Taxsaver - thanks very much for that link; incredibly useful! :T

Werdnal wrote: »

Firstly get a thorough and honest inventory of the condition of the property before you let, and get tenant to sign this at the start. You need this anyway these days for desposit protection claims at the end of the tenancy, so get it right from the start.

The house will be freshly painted throughout, and I plan to take 'photos of everything I can think of, including the garden, to make the condition completely clear.

Werdnal wrote: »

You will have additional costs like possibly fumigation (fleas, lice etc) and a professional clean (allergies issues for future tenants), so state this in your TA.

The link Taxsaver provided also suggests that. If I don't replace the carpets I'll have them professionally cleaned before renting, so I'll know how much it costs and add that figure to the deposit.

Werdnal wrote: »

Also, offering to take pets covers everything. You may be a dog lover, but do you want the local mad cat woman moving in with her pack of semi-ferals that produce a litter of 6 kittens every 8 weeks :eek:!

No worries there; the local mad cat woman would not be able to afford to rent this house! I would certainly want to meet the pet beforehand, it would be named on the TA and I'd include a clause saying only pets declared to and approved by me are allowed. (Can I do that? I'll have to check the link that Taxsaver posted).

punky_56 wrote:

Double deposit seems to be the norm if you have pets however some just take £200 extra etc. Remember a tenant doesnt need a pet to ruin a property, many can do it all by themselves!! Also, I wouldnt start thinking you will be able to offer a less desirable property for the same rental just because you accept pets. Tenants will still want a good property but they will be willing to pay for it.

Double deposit sounds good (given the potential damage a badly behaved pet could cause). The part of your post I have emboldened, punky_56, is exactly the reason I think it could be a good idea accepting someone who knows that they'll have trouble finding another quality home with their pet. As it happens this is a lovely property in a very desirable area. It hadn't occurred to me to ask for more rent because of the pet.

flora48 Exactly. Your dog-lovers are long-term tenants who appreciate they've got a good billet. Just what I'm looking for.

..Now what have I forgotten to consider?

property.advert

flora48 wrote: »

Like you I thought that there must be dog owners out there so I took the plunge and allowed dogs, my tenants keep three, a rottie and 2 alsations. Sounds fearsome, but my LA tells me the dogs are perfectly controlled and the neighbours tell me all is quiet. They have been very good tenants for the past 2 and half years and have recently asked permission to replace the dated lounge carpet with a hard floor. No complaints here. Luck of the draw I suppose.

Dogs, especially large dogs on a hard floor is a disaster. They create noise, a lot of it sometimes, they run and slip, sliding everywhere and lastly their claws chew up the "hardwood" floor rendering it useless. Beware.

*Robin*

property.advert wrote: »

Dogs, especially large dogs on a hard floor is a disaster. They create noise, a lot of it sometimes, they run and slip, sliding everywhere and lastly their claws chew up the "hardwood" floor rendering it useless. Beware.

So what surface would you suggest is best?

At the moment I've got carpets throughout. My dogs haven't noticeably damaged them and a Dyson gets rid of the hair pretty effectively. I usually rent a carpet cleaner every few months to keep the carpets looking fresh (I'll have them done professionally before renting - much cheaper than replacing them).

But someone on katygeorge's thread did say that their tenant's terrier - which he'd not been told about - had ripped his carpets..

judy_

I am a tenant with a dog and 3 children.

I have lived in this property for 10 years. I am now on my 3rd dog....and now 2 children. (eldest now left home)

I would honestly say that my children have caused more damage than my 3 dogs over the 10 years..

So why not ask double the rent if the tenant has children...dogs can be better behaved..and more loyal

I have had to replace my kitchen cupboard doors due to my children climbing on them to reach the wall cupboards when they were small...my dogs never did this

Also, my children (all boys) have been known to miss the toilet bowl, my dogs don't..as they go out for walks!

I really do despair at the no dog rule...children can be worse.

Rachel021967

My in-laws have had a hardwood floors for many years (41 years) and its never been damaged by their dogs.