I have some HMO's with Students and a couple of Flats with Professional young couples and one 2-bed house with a small family that is now on benefit.
Question 1
How do pets affect Wear & Tear, if it is the pets' normal behaviour to scratch, urinate or produce Furballs (sick) is it the tenants' liability or covered under Fair Wear & Tear because it is normal behaviour?
Question 2
If the pet was not known at the start of the contract and the tenant has to ask permission for a pet, can I increase the rent and deposit. Do I have to add a Cat Flap.
Question 3
If the pet was known at the start of the contract, can I still claim for the extra damage caused by anticipated extra Wear & Tear caused by the pet(s).
I have a full photographic inventory and the properties all in good condition at the start of every tenancy. Paintwork is touched up over chips, scuffs, etc., between tenancies which is easy because I use the same Leyland Magnolia Silk (HMOs), Leyland Magnolia Matt (all other properties) and Oil Based White Gloss in all properties due to variations in colour between brands. I appreciate that paintwork fades over time and if necessary, it is easy to give one wall or one door frame a single coat without it being too obvious except to the critical eye.
I always start without pets in the property but during these COVID times one student house has acquired a Hamster and another a Cat. The 2-bed house has acquired a Gerbil.
1) HMO Cat & Gerbil
Generally in the HMO's I consider that a pet will be a nuisance or allergy risk to one or more of the other tenants, especially the cat. I am allergic to animal fur/dander and always carry an inhaler. There is no Cat-Flap and the back door is through a different student's bedroom. There is no Litter tray for the cat. The tenant in question has said that the cat is kept in the bedroom but every time I have been over to inspect, the bedroom and kitchen doors which are Fire Doors have been wedged open against the closers. I have found the cat in various places around the house.
How does this affect cleaning at the end of the tenancy? I presume that I can still charge for the full clean which includes the carpets. The carpets are a target in this case because there is no Cat-Flap, cat does not have a Litter Tray and the Hamster being a rodent will urinate constantly even when it is let out of the cage to play with the tenants.
In addition the Cat has scratched the door frames, Staircase Newel Posts and I will only find out about the furniture in the bedroom at the end of the tenancy.
2) 2-Bed House
I have all the issues as in the HMO, but they would like a cat. Can I reasonably refuse a cat I probably will accept the cat because they have just renewed for another year. But the Back Door is a sliding Double Glazed Window and I do not want to add a Cat Flap through the wall or the front door.
Will I have to add a Cat Flap?
