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Hello I am a solicitor with over 15 years of experience. I will try to help you with this.
What sort of pet is it and is it damaging the flat or irritating the neighbours. How long until the term of the tenancy expires?
it is a dog, i am meeting tenant at 9am, i was at flat 2 or 3 times last week, no one was in, dog was barking, he is only in 2months, tenancy expires in may
are you looking at this problem
Yes I am and am working on your question. You will have your answer in good time for your meeting.
OK. In order to get possession before the end of the tenancy (when you have a right to possession on 2 months notice) you will need to show that one of the grounds set out below applies:
- 8 weeks/2 months rent arrears,
- Persistent delay in paying the rent,
- Breach of any obligation, of the tenancy,
- Waste or neglect,
- Nuisance of annoyance,
- Deterioration of furniture,
- Violence to occupier.
Of these it would seem that the breach of obligation ground is the most likely to be useful. The tenant appears to be clearly in breach of one of his obligations under the tenancy. If the dog is often very loud then the nuisance or annoyance ground could be triggered. The full ground is “conduct causing or likely to cause a nuisance or annoyance to a person residing, visiting or otherwise engaging in lawful activity in the locality”. If the dog has damaged furniture then the deterioration of furniture ground could also be activated.
Any of these grounds could be used to seek possession. However this is not as straightforward as it sounds. If possession proceedings are brought under any of these grounds then you will also need to satisfy the court that it is reasonable in all the circumstances to grant a possession order. It is by no means certain that a court would grant a possession order even if a ground for possession is found to exist.
You would need to serve a notice seeking possession in the correct form and when the notice has expired you would need to issue possession proceedings and go to court.
The procedure could be expensive, lengthy and uncertain in outcome. It might be that your time and money could be better used in seeking possession on the expiry of the term of the tenancy in May when you have an automatic right to possession.
I hope this answers your question but if you would like any further information then please ask me. Also I would be very grateful if you would re-rate my service. This will not close your question and I will continues to answer further questions.
what is correct procedure for eviction at end of agreement, what paperwork ie forms do i need to issue to him?
Terminating a Short Assured TenancyA tenant with a short assured tenancy has securityof tenure only during the agreed period of let. Thetenant can only be evicted during this time if theybreak any of the tenancy conditions. At the end ofthe agreed period the landlord can apply forrepossession. However, the tenant can stay onuntil the court grant the landlord an order forpossession.When a Short Assured Tenancy comes to an end,there are 3 options:• Renew the tenancy for a fixed term• Recover possession (a reason does not haveto be given if the tenancy has validly cometo an end)• Allow the tenant to remain in occupation ona statutory tenancy.• The landlord has given notice that theyrequire possession of the house – as of 31August 2011 where a landlord intends torepossess a property on the basis of theirright to do so under Section 33 of theHousing (Scotland) Act 1988, they do nothave to serve an AT6 alongside the Section33(1)(d) Notice.The Notice to Quit has to be served at least 28days or 40 days before the end of the tenancy. ASection 33 notice must also be served along withthe NTQ (sample Section 33 Notices available inappendices) this informs the tenant that thelandlord requires possession of the property at thetermination date. An AT6 is required if you wish torepossess a property stating grounds for therepossession.Please remember that a tenant only has to moveout if a court order has been obtained.When the fixed term tenancy comes to an end youmust give the tenant at least two months notice, inwriting. This can be served during the tenancy tocoincide with the end of tenancy date (i.e. 2months prior to the expiry of the lease). If thetenant refuses to leave at the end of that date, thelandlord still has to go to court to evict.For the landlord to gain possession of the propertyat the end of the short assured tenancy, the courtmust be satisfied that: • It has come to the end of it’s set period• What is called ‘tacit relocation’ is notoperating (if the proper notices have notbeen served on time, then the short assuredtenancy will continue on the same termsand condition as the original tenancy)• There is no further contractual tenancy existing• The landlord has given notice that theyrequire possession of the house – by servingan AT6 (sample AT6 notice is available inappendix 3) along with a Notice to Quit(NTQ) (sample Notice To Quit is available inappendix 4)The Notice to Quit has to be served at least 28days or 40 days before the end of the tenancy. ASection 33 notice must also be served along withthe NTQ ( sample Section 33 Notice available inappendix 5) this informs the tenant that thelandlord requires possession of the property at thetermination date. The Notice (AT6) telling thetenant that the landlord requires possession mustbe served 2 months before possession is required. Please remember that a tenant only has to moveout if a court order has been obtained.
This is an extract from a guide for private landlords published by Ayrshire Council last year which contains the general information you are looking for.