) gurgled happily, sounding much like they were saying :

I recently moved house but rather than sell the old one I tried to
rent it out. Unfortunately the tenants smuggled a muddy dog in and
the estate agent tells me it stinks of dog and cannot be cleaned out,
so I need new carpets.

raises eyebrows
I'd have thought a bloody good shampooing should sort it, together with a
thorough airing.

The estate agent has recommended "trade carpet". What is that and where
can I find it?

Assuming he doesn't mean a particular local supplier called "trade
carpets" (Yellow pages?), he means "thin cheap ****e carpet".

I suppose I should get a dark colour to hide stains?

Only if you want the place to look small, dark and claustrophobic.

Should I tile or use laminate in some areas as these may be
easier to clean?

Using carpet in kitchens and bathrooms is a revolting idea. Put a door mat
inside the front door. Everywhere else, it's really just a decor thing.

Oh, and choose your tenants better... Make sure the rental agreement covers
the costs of cleaning, and if you don't want animals in the place, make
sure it says that...

On Jun 21, 10:20 am, wrote:
On 21 Jun 2007 08:57:03 GMT, Adrian wrote:

Unfortunately the tenants smuggled a muddy dog in and
the estate agent tells me it stinks of dog and cannot be cleaned out,
so I need new carpets.

raises eyebrows
I'd have thought a bloody good shampooing should sort it, together with a
thorough airing.

I haven't been to look yet, as I've moved some distance away. The
agent sent some cleaners to stem the carpets but says it has not
worked.

Assuming he doesn't mean a particular local supplier called "trade
carpets" (Yellow pages?), he means "thin cheap ****e carpet".

I do not want to be a penny-pinching landlord and I can see that on
one hand you get what you pay for. It would be more economical to
spend more on a good carpet that lasts for years rather than a cheap
carpet that needs replacing more often. However, on the other hand, I
do not want to spend a fortune and have them ruined again.

Oh, and choose your tenants better... Make sure the rental agreement covers
the costs of cleaning, and if you don't want animals in the place, make
sure it says that...

The estate agent took care of all that. It seems the dog was smuggled
in without their knowledge and although there was a deposit, it
doesn't cover what needs to be done. They were checked beforehand and
when the estate agent checked on them the house was in good order;
things just went very downhill at the end.

Slightly OT and JMHO but it sounds like you're making the fatal
mistake of believing a single word that issues from any estate agent's
mouth.
--
Rob

The estate agent took care of all that. It seems the dog was smuggled
in without their knowledge and although there was a deposit, it
doesn't cover what needs to be done. They were checked beforehand and
when the estate agent checked on them the house was in good order;
things just went very downhill at the end.

So, sue the agents for new carpets and they in turn can sue the tenant
--
Vass
'02 R1, '90 CBR1000F
www.doubleyolk.co.uk
www.haylinglegends.co.uk

wrote:
On 21 Jun 2007 08:57:03 GMT, Adrian wrote:

Unfortunately the tenants smuggled a muddy dog in and
the estate agent tells me it stinks of dog and cannot be cleaned
out, so I need new carpets.

raises eyebrows
I'd have thought a bloody good shampooing should sort it, together
with a thorough airing.

I haven't been to look yet, as I've moved some distance away. The
agent sent some cleaners to steam the carpets but says it has not
worked.


I suspect they sent in some el cheapo cowboy. Any decent carpet cleaner
could sort out a doggy smell.

If the tennants 'smuggled' in a dog they are in breach of contract surely?


--
Dave
The Medway Handyman
www.medwayhandyman.co.uk
01634 717930
07850 597257

On Thu, 21 Jun 2007 11:31:16 +0100, "The Medway Handyman"
mused:

wrote:
On 21 Jun 2007 08:57:03 GMT, Adrian wrote:

Unfortunately the tenants smuggled a muddy dog in and
the estate agent tells me it stinks of dog and cannot be cleaned
out, so I need new carpets.

raises eyebrows
I'd have thought a bloody good shampooing should sort it, together
with a thorough airing.

I haven't been to look yet, as I've moved some distance away. The
agent sent some cleaners to steam the carpets but says it has not
worked.


I suspect they sent in some el cheapo cowboy. Any decent carpet cleaner
could sort out a doggy smell.

If the tennants 'smuggled' in a dog they are in breach of contract surely?

A contract that, like all other property rental agreements, isn't
worth the paper it's written on. If the estate agent has kept the
deposit then I'd be happy as usually the landlord is left with
nothing.
--
Regards,
Stuart.

In article ,
wrote:
I haven't been to look yet, as I've moved some distance away. The
agent sent some cleaners to stem the carpets but says it has not
worked.

*Proper* carpet cleaning will remove any smells etc. I'd tend not believe
the estate agent or he has a poor choice of tradesman.

--
*See no evil, Hear no evil, Date no evil.

Dave Plowman London SW
To e-mail, change noise into sound.

wrote:
On 21 Jun 2007 08:57:03 GMT, Adrian wrote:

Unfortunately the tenants smuggled a muddy dog in and
the estate agent tells me it stinks of dog and cannot be cleaned out,
so I need new carpets.
raises eyebrows
I'd have thought a bloody good shampooing should sort it, together with a
thorough airing.

Agree - it should be possible to clean the carpets.

I do not want to be a penny-pinching landlord and I can see that on
one hand you get what you pay for. It would be more economical to
spend more on a good carpet that lasts for years rather than a cheap
carpet that needs replacing more often.

That logic works for carpets in your own home, but not necessarily in a
tenanted house. Tenants are likely to be much more hard-wearing on
carpets than you will be. Personally I think the best solution is to
fit cheap carpet with reasonable quality underlay (which will cost more
than the carpet). Then you can change the carpet as and when required
at relatively little cost, retaining the old underlay and gripper rods
etc. It will look really attractive to prospective tenants then, too.

Oh, and choose your tenants better... Make sure the rental agreement covers
the costs of cleaning, and if you don't want animals in the place, make
sure it says that...

The estate agent took care of all that. It seems the dog was smuggled
in without their knowledge and although there was a deposit, it
doesn't cover what needs to be done.

If it doesn't cover the damage, then you go after them for the balance...

David

wrote in message
...
On 21 Jun 2007 08:57:03 GMT, Adrian wrote:

Unfortunately the tenants smuggled a muddy dog in and
the estate agent tells me it stinks of dog and cannot be cleaned out,
so I need new carpets.

raises eyebrows
I'd have thought a bloody good shampooing should sort it, together with a
thorough airing.

I haven't been to look yet, as I've moved some distance away. The
agent sent some cleaners to stem the carpets but says it has not
worked.

Assuming he doesn't mean a particular local supplier called "trade
carpets" (Yellow pages?), he means "thin cheap ****e carpet".

I do not want to be a penny-pinching landlord and I can see that on
one hand you get what you pay for. It would be more economical to
spend more on a good carpet that lasts for years rather than a cheap
carpet that needs replacing more often. However, on the other hand, I
do not want to spend a fortune and have them ruined again.

Oh, and choose your tenants better... Make sure the rental agreement
covers
the costs of cleaning, and if you don't want animals in the place, make
sure it says that...

The estate agent took care of all that. It seems the dog was smuggled
in without their knowledge and although there was a deposit, it
doesn't cover what needs to be done.


Who made the deposit the dog or the tennants?

Adam

On 21 Jun 2007 08:57:03 GMT, Adrian wrote:
) gurgled happily, sounding much like they were saying :

I recently moved house but rather than sell the old one I tried to
rent it out. Unfortunately the tenants smuggled a muddy dog in and
the estate agent tells me it stinks of dog and cannot be cleaned out,
so I need new carpets.

raises eyebrows
I'd have thought a bloody good shampooing should sort it, together with a
thorough airing.

Sadly no. When I bought my house the previous owners had a large dog
that was allowed in the house. As a "favour" they left me the carpets
which, franky, stank.
No matter what treatments or devices I used I couldn't get the smell
out and had to recarpet the whole house.

Pete

--
.................................................. .........................
.. never trust a man who, when left alone ...... Pete Lynch .
.. in a room with a tea cosy ...... Marlow, England .
.. doesn't try it on (Billy Connolly) .....................................

On 2007-06-21 19:36:15 +0100, Owain said:

The Medway Handyman wrote:
If the tennants 'smuggled' in a dog they are in breach of contract surely?

A general prohibition on keeping pets would be unenforcable under the
Unfair Contract Terms Act, as it would prevent someone having a
goldfish.

Owain

I would have thought that goldfish would be quite pleased about that.
They have rights too, you know.