What to do if your tenant has an aggressive dog

Aggressive pet behaviour, especially when a tenant has an aggressive dog, can be a serious concern for landlords because of the issues that could develop for neighbours, potentially other tenants and the property itself. Addressing the problem as quickly as possible is essential to maintain safety and a healthy living environment whilst protecting your property.

Despite it being a serious concern, there are steps landlords can take to mitigate the problems. This guide will outline the practical steps to take and how to manage tenant pet rights while protecting all parties involved. The article will conclude with some tips for landlords to prevent the issue from occurring again with future tenants.

Why is it a concern if your tenant has an aggressive dog?

When a tenant has an aggressive dog, there are many concerns. There could be negative consequences in various areas. It can also be a headache, as landlords might have to deal with the consequences as part of their responsibilities.  

Addressing these risks requires proactive measures and an understanding of tenant pet rights under UK law. Taking swift action mitigates dangers and demonstrates a commitment to tenant safety. In some cases, it could boost your tenant-landlord relationship, which will benefit you later down the line. Potential problems include:

Risks to other tenants 

An aggressive dog may attack or intimidate other tenants or visitors, leading to physical harm or emotional distress. It could also be barking loudly and being a nuisance. This point is particularly relevant for landlords renting out an HMO (house in multiple occupation). The landlord should also be considerate of other tenants. They might have pet allergies. 

Tension might develop within the property if the dog is being aggressive. In turn, this could cause tenants to leave the property and cause a loss of income for the landlord.

Risks to neighbours

An aggressive dog could be barking loudly or threatening the neighbour’s safety. A landlord’s duty of care toward neighbours is not direct. Legally, no duty exists unless the landlord is proven to promote the nuisance. Landlords should proactively tackle the issue using available approaches. They must take reasonable actions to resolve tenant-related concerns when notified.

Property damage

The chances of property damage increase drastically if your tenant has an aggressive dog. This can include scratched doors, torn furniture, or marks on the wall. In some cases, dogs can dig up gardens or damage fence panels. The damage could cause costly repairs.

Legal liability

If the dog causes injury or damage, the landlord may face legal consequences if they fail to act, especially if prior complaints were ignored. Under UK law, landlords could be held partially liable if they knew about the issue and did not take reasonable steps to address it.

Document all reports

Documentation is a landlord’s first line of defence. If a tenant has an aggressive dog, record all incidents, complaints, or evidence of aggression. While a casual conversation with a neighbour or other tenant might raise suspicions and increase awareness, it won’t stand up in a legal setting. It’s important to get the complaint or report in writing. Reports might include:

• Written complaints from other tenants or neighbours.
• Photos or videos of aggressive behaviour or property damage.
• Dates, times, and details of specific incidents.
• Correspondence with the tenant regarding the issue.
• Reports from professionals, such as vets.

The written documentation gives the landlord a factual basis and hard evidence to strengthen their case. This can range from a simple conversation with the tenant who owns the dog, or to court as outlined in the steps below.

Check your tenancy agreement 

As a landlord, you probably know and understand the tenancy agreement, but it can be highly detailed and small clauses may differ from case to case, so it’s always worth double-checking.  Many agreements include pet-related clauses outlining expectations for pet ownership, such as requiring landlord permission or specifying behaviour standards.

Under UK law, landlords must respect tenant pet rights while ensuring the safety of all parties. For instance, if a tenant agrees to muzzle their dog in communal areas, confirm this in writing and keep a copy for your records. Proper records protect against disputes and demonstrate due diligence if authorities or courts become involved.

Practical steps to address the issues

Managing a situation where a tenant has an aggressive dog requires a balanced approach. Here are actionable steps for landlords:

1. Initiate a calm discussion: Arrange a meeting with the tenant to discuss the dog’s behaviour. It’s important to remain calm and avoid aggressive tones during this part of the discussion. Prepare for the conversation by having your documentation ready so you can reference specific dates or events if needed. Landlords should focus on generating cooperation rather than confrontation.
2. Suggest practical actions: Propose solutions like professional dog training, behaviour consultations with a vet, or implementing safety protocols (e.g., keeping the dog muzzled or on a lead in communal areas). These measures align with tenant pet rights while addressing safety concerns.
3. Set clear expectations: If the tenant agrees to take action, document the agreement in writing, including timelines for improvement. This ensures clarity and accountability. Follow up regularly to monitor progress and keep records of any updates or lapses.
4. Involve professionals if necessary: If the dog’s aggression escalates or poses a significant risk, consult professionals. This might include a certified animal behaviourist for an assessment or local authorities, such as animal control or the council’s environmental health team. If it’s serious enough, it could involve the police if the dog is deemed a danger under the Dangerous Dogs Act 1991. Contacting the local council can also provide guidance on noise complaints or public safety concerns related to the dog’s behaviour.
5. Consider legal action as a last resort: If the situation doesn’t improve, review options like serving a Section 21 or Section 8 notice under the Housing Act 1988, citing breach of tenancy terms or nuisance behaviour. This is where the documentation comes in highly useful and even more so with the introduction of the Renters’ Rights Bill on the horizon. This is expected to become law in 2025. It ends no-fault evictions as landlords will be required to provide a valid reason under specified grounds for possession when seeking eviction.

Beyond those steps to tackle a specific case, there are broader methods to take to try and prevent the issue from occurring again in the future. This can include adding a pet clause to your tenancy agreement if there isn’t one already in place. It could include some education for the tenants, giving them guides from the RSPCA or Dogs Trust.

Dealing with a tenant who has an aggressive dog requires a structured, legally sound approach. Landlords can effectively address the issue by documenting incidents, reviewing tenancy agreements, initiating factual discussions, and involving professionals when needed. Balancing tenant pet rights with the safety of others is key. Clear communication and detailed records ensure that any actions taken are fair, compliant, and prioritise the well-being of all involved. But sometimes, despite your best efforts, issues and damage to the property can still arise. 

Therefore, it’s important to protect your property and investment as much as possible with landlord insurance. To compare landlord insurance quotes, contact us at 01788 818 670 today to find out more, or get a quote online.