I live in a rented house with my husband and 4 dogs. The house is a lovely house, we don't have close neighbours and rarely have any problems with it. Last week I did speak to the letting agent about the drains outside and she said that the 'handyman' would give me a call to arrange to come round and have a look. We have met the 'handyman' a few times as he has done small jobs for us so I know who he is but thats about it.

Anyway me and my husband popped out today to do a food shop, we were no more than an hour, when we got back the 'handyman' was in the garden messing with the drain. The dogs were in the house and conservatory and going absolutely berserk, I have 3 mali's and they are very much guard dogs and all 3 were getting really worked up and barking like mad. I could hear them driving up the road. I had no idea this guy was coming or I wouldn't have gone out.

Both me and my husband agreed it wasn't acceptable for him to be in our garden without our knowledge, my husband isn't always the politest and told him so and the guy left. (And by his own admission the dogs had been going mental since he arrived). Still annoyed I contacted the letting agent and she seemed to understand my point of view, I did say to her that I didn't want any hard feelings with the guy, just a phone call when he is coming so I can at least make sure i'm in and the dogs can be in a room where they wont see him or I can let them out to meet him (They'd be ok with him being there if I say it's ok).

My main concern is that through barking and going mad at an intruder one of the dogs would hurt themselves or knowing how protective they are, they may break their way out which would cause all sorts of issues.

Why is it though that one person who doesn't think about their actions can really bother you. I am wondering now though if I have over reacted. At the end of the day this is mine and my dogs home and I shouldn't have to worry about what i'm going to come home to!

I would not like it either. My girlies would go bonkers too, like yours they are fine if I am here but just doing a good job when I am not. The back of my house is fully fenced and high so no one could let themselves in anyway (All bolted and padlocked), but If that were not so I would be very cross if someone just pitched up when I was not there. A phone call to  let you know is not difficult to do. I think you are justified to be annoyed.
Aileen

Legally, I understand your landlord must give you due notice of any workmen coming, I think it is 48hrs minimum. You also have the right to be there when they come. Not giving you any notice or time of intended visit is unreasonable.

I ran into this same problem with my last landlord whose 'workman' (wearing stetson variety!) would give me less than 12 hrs notice sometimes, or not at all, then when I complained he would tell the landlord he'd given me plenty of warning and I was lying.

I'd have reacted the same and my dogs certainly would have -not just the Malis but the Papillons as well. We refuse to let anyone come here unless somebody is in, even delivering oil where the thank is outside -we tell them we have a lot of dogs that may be out and they'd not get away from them safely.I honestly don't know how it works when it isn't your own property though. The very reason for why we bought a house when we first met, my husband and I, was so that we'd be able to do what we wanted to as regards animals. (So glad we did it when we did as well as our house bought in 2001 cost just under £40 000, then one we're in now cost £183 000 and we'd never have got it had we not had the other to sell which had increased in value so much over the few years we owned it.) I'd have guessed if an owner gives permission for anyone to enter a garden that they own maybe there isn't much that can be done, but as I've not rented since 1988 I don't know. I hope they pay attention to what you said.

I'd have tried to stay polite, but would have most certainly been annoyed!!!

To be honest, I think you are over reacting a bit.

Unless you expressly told the letting agent that the repairman should call to make an appointment then neither the agent nor repairman were to know how your dogs would react to someone being on the property.  As you were aware that the work needed done (having reported it yourself to the agent) and the repair work required was to the outside of the house and they didn't need access to complete it then I think it's perfectly reasonable for him just to turn up and get on with it - as I said, he wasn't to know that you have 'guard' dogs.  And he didn't deserve an impolite reaction from your husband either.  The man was only trying to do his job.

Before I met him my OH had 2 very well trained BCs.
One evening the window cleaner called for his money. He said he had cleaned the windows in the afternoon and no-one was at home to pay him. When asked how he had managed at the back of the house where the dogs were, he said I told them to lie down and they did !!!

We are renting and we had a boiler man coming in to the house on their own!
I had said to the agency to call us before hand because of the dogs... They did, 15 minutes before and left an answer phone message!
Luckily the dogs were in a run outside on a day as the poor Boiler man would have had  surprise of their life walking in on two Leos!
It could have ended to a disaster even if the dogs would have not guarded the house(which I think they would have) as he would have opened the front door and be bounced on by two big dogs, even if in a friendly manner the dogs could have ended up outside and we have a very busy road next to us!
I was not happy!

oh yes,I was home on the day.... in the bath so they did get a shock but not because of the dogs :)!

> I ran into this same problem with my last landlord whose 'workman' (wearing stetson variety!) would give me less than 12 hrs notice sometimes, or not at all, then when I complained he would tell the landlord he'd given me plenty of warning and I was lying.

I have had the same problem.

> Legally, I understand your landlord must give you due notice of any workmen coming, I think it is 48hrs minimum. You also have the right to be there when they come. Not giving you any notice or time of intended visit is unreasonable.

Try telling this to some landlords!!! I have today received a letter to say somebody is coming to survey the house but no date or time has been given except for a very vague "sometime in the next three weeks" to survey the house they need to go through the house! So am I expected to sit in for three weeks as they say they cannot give me a time???
Sigh I know how anyone who has to cope with a landlord feels.

I don't think you're over reacting, but also there's a question of you wanting the work doing.  They don't have to give you 48hours and for work in the garden you don't necessarily have to be there - but let the letting agent know what you want doing and they should be ok about it.  The 48 hours notice is possibly because if the landlord wishes or needs to gain access to carry out work they have to give you 24hours written notice - but you have to allow the landlord 'reasonable access' to carry out repairs.  The landlord is not permitted to 'harass' you - ie you have a right to 'quiet enjoyment' but if you want repairs then you have to work with the landlord.  Having dogs and requesting notice and to be there isn't unreasonable unless you stop them carrying out essential works. 

Whilst waiting to move house I lived in a 'hard to let' 'sheltered' flat briefly - but made sure that my computer records read 'DOG IN FLAT DO NOT ENTER WITHOUT ME HAVING REMOVED HER' as the warden had a key and usually have an arrangement with tenants when they're out she just let the workmen in...not a good idea as this was a protective rescue GSD who though elderly wouldn't have let anyone in without me being there.

I would just say that no one has the right of entry into your house without you being there - they shouldn't use a key if they have one.... certainly not without your consent

Try telling this to some landlords!!! I have today received a letter to say somebody is coming to survey the house but no date or time has been given except for a very vague "sometime in the next three weeks" to survey the house they need to go through the house! So am I expected to sit in for three weeks as they say they cannot give me a time???
Sigh I know how anyone who has to cope with a landlord feels.

Well if you're not in, you're not in are you?  If they can't be more specific, they can't expect you to stay in for three weeks!  I would write back and ask for a date and time (even if it's morning or afternoon)....

> Well if you're not in, you're not in are you?  If they can't be more specific, they can't expect you to stay in for three weeks!  I would write back and ask for a date and time (even if it's morning or afternoon)....

The situation is that even if I do ask for a day and time they will still turn up when ever they feel like it, (a right pain....) Then my landlord contacts me to ask why I refused to let them in. The company he uses wear very large stetsons!

> I would just say that no one has the right of entry into your house without you being there - they shouldn't use a key if they have one.... certainly not without your consent

My mum was a warden for a sheltered housing scheme for many years and the whole point of her having keys to residents flats was so that she could go in if no one answered the door to make sure that the residents were OK. She wouldn't let in workmen etc unless specifically asked to by the occupier.

The situation is that even if I do ask for a day and time they will still turn up when ever they feel like it, (a right pain....) Then my landlord contacts me to ask why I refused to let them in. The company he uses wear very large stetsons!
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You could contact your local council - they should have a 'Tenancy Relations Officer' who may well know about your landlord, will be able to offer you advice and who may be able to let them know what their responsibilities are... should be in either 'private sector housing' 'environmental health' or 'housing/homelessness' team.  Keep copies of what you send and tell your landlord (keeping a copy) what's happened - they can't 'deny' anything then!

My mum was a warden for a sheltered housing scheme for many years and the whole point of her having keys to residents flats was so that she could go in if no one answered the door to make sure that the residents were OK. She wouldn't let in workmen etc unless specifically asked to by the occupier.


Yes that's pretty standard - you 'll find that councils/housing associations will keep keys for sheltered and supported housing but not what they call 'general needs' - as you say keys are used for the resident's benefit not as a short cut for the landlord.  When I briefly lived in a sheltered flat though (I worked for the council) I had to put a big note on the computer saying don't access when I'm not there as my GSD would take offence :-) just in case warden let them in - they often do and no harm in it mostly as that's what the residents want (ie their repairs doing)