Ending a tenancy early/pets

Scale1234

Hi... Posting for a friend who doesn't have internet and would be grateful for some advice...

My friend moved into a privately rented flat on 28th Jan 2014. Her partner visits on the weekend and has two dogs. Tenancy agreement says no to having pets, but nothing about visiting animals. Other people in the block of flats have cats and dogs.
The landlord has somehow found out the dogs come over at the weekend and stated this is unacceptable to have the dogs staying over two nights a week.

My friend has said that because the dogs cannot stay, then she wants to move out of the flat.
The company the landlord has got to manage the flat has emailed her saying that the landlord has agreed to release the tenancy providing my friends pays the remarketing fee of £250+ VAT and that they have full access to the flat for viewings.
Also, she is on a 12month assured short hold tenancy with no early release clause and the email states that my friend is responsible for the property, rent and bills until a new tenant moves in, or until the 12 months is up in January 2015.

Do you have any advice as to what she should do with regards to paying the remarketing fee? Also, what if the dogs are there at the weekend and the landlord wants a flat viewing? My friend has been a good tenant who always pays the rent on time etc. she is a single professional who has no wild parties, just a partner who stays at the weekends with 2 quiet dogs.

Many thanks for your help

pmlindyloo

The LL is perfectly within their right to charge for fees for finding a new tenant and that you are liable for the rent until that happens.

So, options.

Your friend goes and stays with her partner at the weekend
She pays up
She offers to pay for professional clean of the property at the end of the tenancy and pay for any damage

Landlords often dislike dogs as they can cause damage, leave smells - none of which tenants seem to be aware of.

Ms_Chocaholic

I think I would stay put.

The dogs are not pets in that they don't live ft at the flat, they are visiting only.

I don't think there is really anything the LL can do to evict her

TowerTom

pmlindyloo wrote: »

Landlords often dislike dogs as they can cause damage, leave smells - none of which tenants seem to be aware of.

All of the above describe children.

I rented for 3 years with a dog without a hitch, had LL permission though. It depends how the owner has raised the dog and trained it - same with parents and children, mind.

In this case, maybe ask the LL to come round when the dogs are there to see how well behaved they are? Other than that, as mentioned, offer for a professional clean and repair upon vacating. You could check your agreement for subletting, if you want the hassle of finding someone to fill your tenancy until it ends maybe.

mrginge

Ms_Chocaholic wrote: »

I think I would stay put.

The dogs are not pets in that they don't live ft at the flat, they are visiting only.

I don't think there is really anything the LL can do to evict her

That depends.
LL may be able to evict under s.8 grounds 12 or 14.

LEJC

Is it not possible for your friend to visit her partner and the dogs where they live for the weekend....that way she can stay in her flat until end of tenancy and then look for somewhere that is more dog accepting and not renew her lease when it comes to an end in january.

Scale1234

Thanks for all the replies.. I will pass this on...due to work commitments they can only see each other at weekends so quite difficult... Just trying to work out how the landlord found out about the dogs as they are hardly there

thesaint

What does the tenancy agreement actually say in regards to pets/animals?
Are all the other properties owned by the same landlord?

Annie1960

Scale1234 wrote: »

Thanks for all the replies.. I will pass this on...due to work commitments they can only see each other at weekends so quite difficult... Just trying to work out how the landlord found out about the dogs as they are hardly there

There was another thread on this forum recently, started by a LL who had driven past the property and saw an animal in the window. Maybe the LL did similar?

Scale1234

Not all properties are owned by the same landlord... I think someone in the block has complained as other people in their block who own flats have animals have also had a letter about cats on the communal stairs. Tenancy agreement says you should not keep animals... Nothing about visitng pets.

GwylimT

We generally don't allow animals in our rental properties, unless they are strictly outside animals or things like fish. Obviously the only animal this could never include would be a guide dog. If it was a one off and permission was sought I wouldn't mind, but if it was kept from me I would be concerned what else could be going on and what state the property would be left in. As a dog owner myself I'm well aware that no matter how often you clean both house and pooch that doggy smell takes a very long time to leave a property, as a landlord you have to consider the impact of that on future tenants or leave the property vacant until it is fit.