Pet Policy Keeping Pets in Mayflower Houses, Flats, Bungalows, Sheltered and Supported Housing CONTROLLING AUTHORITY: Head of Customer Services ISSUE NO: 2 STATUS: Live DATE: AMENDED: Review REVIEW DATE: March 2018 1
Index 1.0 Policy Statement 2.0 Legal Requirements 3.0 Definitions 4.0 Granting Permission 5.0 Tenants Responsibilities 6.0 Keeping Animals in Sheltered and Supported Housing 7.0 Dealing with Breaches of Policy 8.0 Appendices A - Relevant Section of the Tenancy Agreement B - Application form C - Useful Contact Numbers 2
1.0 POLICY STATEMENT 1.1 Boston Mayflower has a flexible approach to the keeping of pets, as long as they are well cared for and don t cause nuisance, annoyance or damage to the property and the surrounding area. 1.2 We recognise that if properly cared for, pets are great companions and can improve the quality of life for our residents. This policy is intended to outline conditions under which tenants may keep animals in Boston Mayflower properties. The Policy applies to both new and existing tenants. 1.3 This policy covers the keeping of pets in: Houses Flats Sheltered and Supported Housing Bungalows Tenants of houses have our permission to keep animals unless specifically required by this policy to obtain written permission first, such as in the case of chickens, provided that they comply at all times with the conditions set out relating to the granting of permission for the keeping of animals. 1.4 Tenants and leaseholders who live in flats, bungalows, sheltered or supported housing are required to seek written permission to keep a pet. We will not unreasonably withhold permission but will take account of the property and the pet, and if we think that either is unsuitable we will not give permission. In the first instance permission should be sought from the Area Housing Office. For sheltered housing this will require a further sheltered housing assessment, and recommendation from the Sheltered Housing Officer. In the case of Extra Care Housing, the Extra Care Panel will decide the outcome of any application. 1.5 Some Supported Housing projects such as Homeless Hostels or shared housing may have a blanket no pets policy in force. This is due to the specific nature of the schemes, for example rooms such as kitchens and living rooms are often shared. The position will vary from scheme to scheme and each will have its own variation on the keeping of pets policy, the details of which will be set out and in the individual house rules and tenancy agreement. 1.6 Whilst it supports responsible pet ownership Boston Mayflower considers ownership of pets as a privilege, not a right and tenants with a pet or pets must comply with these guidelines, and failure to do so will result in written notice withdrawing permission and subsequent enforcement actions being taken if necessary. 1.7 Dogs listed in the Dangerous Dogs Act 1991 and any animal listed in the Schedule of the Dangerous Wild Animals Act 1976 may not be kept. Under Section 3 of the 2014 amendment to the 1991 Act it is a criminal offence for the person in charge of the dog to allow it to be dangerously out of control in a public or private place. 1.8 Tenants, their families or anyone living with them or visiting their home must not keep bloodstock or livestock, such as chickens, ducks, geese or goats at or in the property without permission or keep any unsuitable or dangerous animals. 3
1.9 Tenants having a disability or special need and who have an assistance dog to help them in daily life will be treated as special cases and in so far as it is possible reasonable adjustments will be put in place to ensure the dog can be housed with the tenant. 2.0 LEGAL REQUIREMENTS AND OTHER REGULATIONS 2.1 The Animal Welfare Act 2006 is legislation which is in place to make sure that if people have a pet they care for it properly. This means making sure the pet has a suitable place to live, is given the right food to eat and is protected from pain, suffering, injury and disease. 2.2 Our Tenancy Agreements set out Boston Mayflower s conditions for the keeping of animals and pets and is a contract between the company and the tenant. The Agreement requires the tenant to ensure that the choice of pet(s) is suitable for keeping at the property. It sets out that Mayflower reserves the right to withdraw any permission if the animal causes nuisance or annoyance or is deemed dangerous. 2.3 A copy of the relevant sections of the Tenancy Agreements is attached at Appendix A. The Agreement requires the tenant to keep the animal(s) properly, in such a way that will not encourage vermin such as rats and pigeons at the property or at the estate. 2.4 The Dangerous Dogs Act 1991 and the Dangerous Wild Animals Act 1976 are relevant to this policy as they contain details relating to animals which our tenants are not allowed to keep. 2.5 The Anti-Social Behaviour, Crime and Policing Act 2014 introduced legislative changes to the Dangerous Dogs Act 1991 to: Extend section 3 of the Dangerous Dogs Act 1991 in order that it covers incidents that take place on private property (as well as public places) Remove mandatory requirements for police to seize and kennel prohibited dogs which they do not consider to be of risk to the public Introduce Control Orders to prevent incidences of dog aggression 2.6 The Microchipping of Dogs (England) Regulations 2015 has introduced compulsory microchipping of dogs from April 2016 and failure to comply with the new regulations could result in a fine of up to 500. 2.7 The Equality Act 2010 is relevant in that it makes a legal requirement that those renting a property cannot discriminate against a disabled person. A blanket no dogs policy might be interpreted as discriminatory. 3.0 DEFINITIONS 3.1 Boston Mayflower considers a Domestic Pet to be a; Dog (excluding those prohibited by the Dangerous Dogs Act 1991, or any other law) 4
Cat Bird Fish Rabbits Small caged rodent Small non-poisonous caged reptile Non-poisonous contained insect or amphibian. This doesn t include any other type of animal or fowl. If you want to keep any other type of pet then you must ask and receive our permission first. Other animals which may be kept might and will require permission include bloodstock or livestock such as; Chickens Ducks Geese Goats This list is not exhaustive, but is to illustrate the most common types of animals which can be kept. 4.0 GRANTING PERMISSION 4.1 When considering a request to keep a pet or pets we will take into account; The type of property the tenant lives in and the facilities available to the tenant The size of any garden The breed, size, number and temperament of the pets in question Whether the pet(s) will have special needs, for example; shelter, room to exercise, etc. An application form is attached as Appendix B. A home visit may be required by the Customer Service Engagement Officer before permission is granted. Any retrospective applications for pets may be refused if the property is deemed unsuitable or complaints have been previously received regarding the animal. 4.2 With regard to flats and sheltered housing we will take account of other factors because of the close proximity in which tenants live. We need to consider if; The pet(s) the tenants want to keep is appropriate to the size of the flat and the facilities available There is direct access from the flat to the outside, especially for dogs and cats (this is particularly important for flats above ground floor) The flat has a garden or access to open space outside the home. 4.3 In addition to the above we shall take account of the following in relation to specific types of animals; 5
4.4.1 Keeping dogs; Whilst direct access to an outside space is preferable, permission will not necessarily be withheld if there is not. Other factors such as the size of the dog, its ability to negotiate stairs or be carried will be taken into account. All dogs must be Microchipped and the identity number must be given to Boston Mayflower. We should be notified if the dog breeds and advised of the tenants plans for the puppies. Tenants cannot keep any breed of dog banned under the 1991 Dangerous Dogs Act or any other UK legislation. We do not consider it acceptable to keep dogs on balconies, in communal areas or unattended overnight or for long periods of time. All dogs must comply with current legislation; wear a collar and a tag. Control of Dogs Order 1992. Gardens must be fenced and secure. 4.4.2 Keeping cats; Ideally cats should be neutered to prevent unplanned litters. Owners are encouraged to have cats permanently identified. We think it reasonable to say no more than four cats in a house and two in any other type of property. 4.4.3 Keeping small mammals; In the case of small animals such as rats, mice, gerbils and hamsters, tenants are expected to limit to manageable numbers i.e. Hamsters individual (Syrian) pair - same sex (Russian) Mice pair - same sex Gerbils pair - same sex Rats pair - same sex Guinea pigs pair same sex Animals such as rabbits and guinea pigs should ideally be kept outside. Breeding should be avoided by keeping neutered or same sex animals if more than one. Droppings and used bedding etc. need to be disposed of regularly and in an appropriate manner. 4.4.4 Keeping caged birds; Caged birds should be appropriate to the size of the property and being kept in a home for example; a budgie or a parrot. The birds need to be able to exercise and stretch their wings. Care needs to be taken to avoid nuisance to neighbours resulting from noisy birds. 6
4.4.5 Keeping aviary birds outside; Tenants must be able to show that adequate facilities are provided to house the birds. Care needs to be taken to prevent potential nuisance to neighbours for example; with fouling, rodent infestation or noise which may occur with keeping homing pigeons. 4.4.6 Keeping reptiles and spiders; We do not encourage tenants to keep these types of animals as they mostly need special care and living conditions. If tenants do ask permission to keep these animals they will need to demonstrate they have the facilities and knowledge to do so. 4.4.7 Keeping Chickens or other fowl or livestock; Permission must be obtained in all cases. We do not encourage tenants to keep these sorts of animals as few properties are suitable. If an application for permission is made the tenant must show that appropriate and suitable facilities will be provided, that they know how to meet all care and welfare needs of the animals and that the animals will not cause nuisance or annoyance to other people living nearby. Numbers of animals will be limited according to the facilities available. We will consult with the RSPCA or other relevant body for advice and assistance if necessary. 5.0 TENANTS RESPONSIBILITIES 5.1 The tenant has a responsibility for any pet or animal owned by him/her or by anyone living with or visiting them. 5.2 The tenant will be considered to be responsible for looking after and caring for the pet properly. Boston Mayflower will take any cases of cruelty or neglect seriously and will work with appropriate agencies to remove the pet if necessary. If this happens permission will be withdrawn. This will include precautionary measures for the pet s wellbeing and good health where necessary. For example; Treatment for fleas, worms and other parasites. Bathing, cleaning and grooming. The provision of proper bedding. Vaccination where appropriate. Providing water and proper food. 5.3 The tenant will be required to take all reasonable steps to supervise animals under their control or visiting their home. 5.4 The tenant will take all reasonable steps to prevent any animals from causing nuisance, annoyance or danger to neighbours in the neighbourhood. This includes fouling, noise and smells. 7
5.5 The tenant will take all reasonable care to ensure that any pets do not cause damage to the property, anything belonging to Boston Mayflower or for which we are responsible, such as; communal areas of flats, gardens and grassed areas. 5.6 The tenant will not use the property for the commercial breeding of pets, unless they have our permission to do so, conditions of the Tenancy Agreement relating to the running of a business from a Mayflower property also applies. 5.7 Any construction of outside accommodation other than a hutch and exercise pen for small mammals such as rabbits or guinea pigs must first be agreed in writing with the submission of plans and details of construction. This will usually be done at the time of applying for permission to keep a particular pet; examples would be chicken coops, aviaries, pigeon lofts. 6.0 KEEPING ANIMALS IN SHELTERED AND SUPPORTED HOUSING 6.1 In addition to those things mentioned previously, the company sets out some additional requirements/criteria regarding sheltered and supported housing because of its specific nature. 6.2 The company does not wish to have a blanket no pets allowed policy although this would be easy and simple to administer. The company recognises research which has shown the benefits of owning a pet and the ways in which they can be good for an individual s wellbeing. It also understands the reluctance of pet owners and the distress caused to them at having to get rid of a faithful pet in order to move into sheltered housing. At the same time it acknowledges that it must take account of other residents who live in close proximity and who may be elderly and vulnerable. 6.3 The company will therefore consider requests for the keeping of pets in sheltered schemes with a strong emphasis on responsible pet ownership. 6.4 In accordance with general policy requirements occupants or potential occupants of sheltered and supported housing must first seek written permission to keep a pet as set out in 1.4 of this statement. In addition they must agree; Not to allow the pet to wander corridors or hallways. Those dogs are regularly walked and exercised. Those cats are given access to the outside and/or provided with a litter tray. The pet is house trained. To accept any special provisions or requirements identified within the assessment and/or support plan. 6.5 Tenants will also be required to complete a pet care information form which will give us details about; Another person willing to take care of the pet in the event of, for example; illness, holidays, or hospital admission or sudden inability of the tenant to do so. The type of pet. 8
The name of the pet. Vet s details all pets will be required to be registered with a local vet. The pet s microchip details, if applicable. Someone or some organisation, such as the Cinnamon Trust (with whom prior arrangements will have to be made) who will take over ownership of the animal should the need arise. The names and contact details of TWO individuals who will be used as emergency contacts where a pet need temporary care or rehoming. Where the nominated person is unable to take care of a pet Boston Mayflower reserves the right to place the animal in suitable accommodation and recharge the tenant. 6.6 Sheltered and supported housing residents must also recognise and accept their responsibilities to fellow residents, for example the owner should; Clean up after their pet. Pay for any damage or injury caused by the pet. Control any aggressive or noisy behaviour; dogs in particular must be on a leash when in communal areas. Endeavour to minimise the risk of other residents/staff tripping over the animal or feeling uncomfortable because of the animal. Not leave food bowls or litter trays in communal areas Ensure that any guests also follow these guidelines. 7.0 DEALING WITH BREACHES OF POLICY 7.1 If we receive any complaints we will, in the first instance, contact the tenant responsible for the pet or pets in question and discuss matters in order to seek a resolution. We will confirm the outcome in writing to the tenant and the complaint. 7.2 If the nuisance continues despite attempts to seek resolution we will consider withdrawing permission to keep the pet or pets and if necessary give 28 days notice in writing for the tenant to find an alternative home for the pet(s). 7.3 Legal action in the form of possession or injunction proceedings will be used as a last resort if the tenant fails to comply with the conditions set out in the Pet Policy and/or their Tenancy Agreement and subsequently fails to re-house their pet following the formal withdrawal of permission. Clearly each case will be individual but in certain circumstances persistent nuisance may be classed as anti-social behaviour and dealt with under the terms of that policy. 7.4 In appropriate circumstances we will enlist the help of and work with other agencies to resolve problems. This will not only refer to any pet related nuisance, but will also include any steps necessary to hold the owner responsible for their actions. The other agencies could include the Police, environmental health officers and the RSPCA. 7.5 For the avoidance of doubt it should be clear that the remedies for dealing with breaches of this policy apply to all tenants (and Leaseholders within Extra Care Housing). It includes those who are required to seek written permission and those who are granted permission by default without the need to make a written application. 9
8.0 POLICY LINKS 8.1 The following Boston Mayflower policies are also relevant: Anti-social behaviour Policy Equality & Diversity Policy Communal Parts & Communal Areas Policy Leasehold Management Policy Rechargeable Repairs Policy 10
Appendix A Relevant Sections of the Tenancy Agreement Animal & Pets 6.15 For full details in relation to keeping a Pet, please ask for a copy of Boston Mayflower s Pet Policy. 6.16 Basic provisions for keeping of pets include, but are not limited to: 6.16.1 Obtaining written permission if you wish to keep a pet in sheltered accommodation or in a flat. Permission will not be given if we think that the property is unsuitable for keeping a particular pet or if we consider the animal is unsuitable. In the first instance, permission should be sought from your Area Housing Office. 6.16.2 Exercising such consideration to ensure that the choice of pet or pets is suitable for keeping at the property. 6.16.3 Keep under control any animal or pet kept in or visiting the property. Any pet for which permission is granted and any animal which visits the property must not, by the number, noise or behaviour, annoy, frighten or cause nuisance to other people, or be likely to do so. 6.16.4 You, your family, or anyone living with you or visiting your home must not keep bloodstock or livestock such as chickens, ducks, geese, or goats at or in the property without our permission or keep any unsuitable or dangerous animals. 6.17 You must not behave in a way which will encourage vermin such as rats and pigeons at the property or on the estate. In the case of Extra Care Housing the relevant conditions can be found at Section 6.15 6.17 of The Tenancy Agreement or Schedule 2 Mutual Covenants in the Lease. In the case of Starter Tenancy and Assured Shorthold Tenancy Agreements see sections 6.15 6.17. 11
Appendix B APPLICATION TO KEEP A PET IN ACCOMMODATION MANAGED BY BOSTON MAYFLOWER I herewith apply for permission for To keep the pets detailed below at: accommodation) (tenant s name) (address of Tick boxes and complete details where appropriate. For pets kept in groups, such as tropical fish, insert the number of pets in the box. PET 1 Species: Dog Cat Small Mammal Reptile Bird Fish Name:.. Sex: Female Male Neutered Breed:.. Age:. Colour:.. Approximate body weight:. Kgs Microchip number (if applicable):. PET 2 Species: Dog Cat Small Mammal Reptile Bird Fish Name:.. Sex: Female Male Neutered Breed:.. Age:. Colour:.. Approximate body weight:. Kgs Microchip number (if applicable):. If necessary add further pets details on a separate sheet. 12
VET Name:. Address: Telephone: Emergency contact 1 who will look after my pet: Name:.. Address: Telephone: Signed by emergency contact:.. Emergency contact 2 who will look after my pet: Name:.. 13
Address: Telephone: Signed by emergency contact:.. I have read Boston Mayflower s Policy and guidelines relating to pets in its properties and my pet(s) comply with them also I undertake to be bound by the Policy, a copy if which has been given to me and I will ensure that all persons living with me and I will ensure that all persons living with me and any visitors also do so. I understand that if after having received permission to keep a pet or pets, I fail to comply with Boston Mayflower s policy, permission may be withdrawn and written notice will be given for me to re-house my pet(s). I understand that having a pet is a privilege and not a right and that if I infringe the rules it may affect my tenancy. Signature: Date: 14
Appendix C USEFUL CONTACT NUMBERS The following organisations may be able to provide more detailed help, if required. All about Pets A national pet care advice and information service for pet owners. Information is provided on pets such as cats, dogs, gerbils, rabbits, guinea pigs, and hamsters. It publishes a series of useful leaflets that can also be downloaded for free. All About Pets is provided by The Blue Cross. C/O The Blue Cross, FREEPOST NAT4336, Burford, Oxon OX18 4BR Web: www.bluecross.org.uk The Blue Cross An animal welfare charity which exists to foster the bonds of friendship between people and animals, relieve the suffering of animals that have been injured, extend and promote petownership, and add to the quality of human life. Some owners on a low income or meanstested benefits may be eligible for free or reduced-rate treatment veterinary services. Shilton Road, Burford, Oxon OX18 4PF Tel: 0300 7771897 Email: info@bluecross.org.uk Web: www.bluecross.org.uk Cats Protection (CP) The UK s leading feline welfare charity. Through its local branches and its national adoption centres, it rescues and rehomes thousands of cats every year. CP also provides a wide range of cat care information. Leaflets are downloadable or hard copy on request. Subject areas include: cats and people; practical advice; health; and behaviour/environment. Helpline: 03000 12 12 12 Email: helpline@cats.org.uk Web: www.cats.org.uk The Cinnamon Trust The charity provides practical help for older or terminally ill people with any aspect of day-today care of their pets, including walking and grooming dogs, taking pets to the vet, cleaning cages or short-term fostering. Life-long fostering can also be arranged for pets whose owners have died or moved to residential accommodation which will not accept pets. Emergency cards available on request. When a pet is in the Trust s care, either short term or long term because the owner is in care, the owner is kept in touch with visits, if possible, or regular photos and letters. It also has a list of pet-friendly homes around the country. 10 Market Square, Hayle, Cornwall TR27 4HE Tel: 01736 757900 Email: admin@cinnamon.org.uk Web: www.cinnamon.org.uk
International Cat Care (Formerly Feline Advisory Bureau) ICC is a charity dedicated to engaging, educating and empowering people throughout the world to improve the health and welfare of cats by sharing advice Taeselbury, High Street,Tisbury, Whiltshire SP3 6LD Tel: 01747 871872 Email: info@icatcare.org Web: www.icarcare.org National Animal Welfare Trust (NAWT) NAWT operates rescue centres for unwanted, ill-treated and abandoned animals and birds, specialising in caring for elderly and retired pets. At their purpose-built animal welfare centre in Berkshire, all the dogs and cats have their own apartments, complete with televisions radios: these aim to give them a sense of the normality which they may have experienced with their former owners, as most have come from caring loving older owners who have either recently passed away or have moved into retirement accommodation that does not accept companion animals. Additionally, NAWT encourages older members of the community to foster the animals, or visit and take them for walks. Tyler s Way, Watford-By-Pass, Watford, Hertfordshire WD25 8WT Tel: 020 8950 0177 Web: www.nawt.org.uk People s Dispensary for Sick Animals (PDSA) The PDSA, Britain s largest veterinary charity, provides free veterinary treatment to sick and injured pets of owners in need, who cannot afford private veterinary fees. Whitechapel W ay, Priorslee, Telford, Shropshire TF2 9PQ Tel: 01952 290999 Web: www.pdsa.org.uk The Pet Advisory Committee (PAC) PAC is made up of major animal welfare charities, veterinary organisations, environmental health, local authority and trade associations. Its remit is to examine the role of companion animals in society and to make recommendations to central and local government as to how pets can best fit into the environment, in the interests of the animal, its owner and the wider community. Its website contains useful information on animals and legislation. PO BOX 574, Dorking PH4 9GW Tel: 01306 628136 Web: www.petadvisorycommittee.org.uk Royal Society for the Prevention of Cruelty to Animals (RSPCA) The RSPCA helps animals in distress, whether injured or trapped, or victims of cruelty or abuse. Their services include subsidised veterinary treatment for those in need, and neutering and rehoming schemes. Wilberforce W ay, Southwater, Horsham West Sussex RH13 9RS Tel: 0300 1234 555 National Cruelty and Advice Line: 0300 1234 999 Web: www.rspca.org.uk
Equality Impact Assessment Initial Screening Name of policy / strategy / project (the initiative ): Pet Policy Provide a brief summary of the aims and main activities of the initiative: (bullet points) Our Pet policy covers the keeping of pets in: Houses Flats Sheltered and Supported Housing Bungalows Tenants of houses have our permission to keep animals unless specifically required by this policy to obtain written permission first, such as in the case of chickens, provided that they comply at all times with the conditions set out relating to the granting of permission for the keeping of animals. Completed by: Diane Johnson Date: 3 rd STAGE 1: SCREENING This stage establishes whether a proposed initiative will have an impact from an equality perspective on any particular group of people or community i.e. on the grounds of race, religion/faith/belief, gender (including transgender), sexual orientation, age, disability, or whether it is equality neutral (i.e. have no effect either positive or negative). Q 1. Who will benefit from this initiative? Is there likely to be a positive impact on specific groups/communities (whether or not they are the intended beneficiaries), and if so, how? Or is it clear at this stage that it will be equality neutral i.e. will have no particular effect on any group? Please consider all aspects of Diversity including as a minimum: Age, Disability, Gender/Transgender, Race/Ethnicity, Religion/Faith/Belief, Sexuality - 17 -
Equality Impact Assessment Initial Screening All of our tenants living in every type of accommodation. Due to the design of the policy it is unlikely that there will be either a positive or negative impact on specific groups or communities. We believe that this policy is likely to be equality neutral. Q 2. Is there likely to be an adverse impact on one or more minority/under-represented or community group as a result of this initiative? If so, who may be affected and why: Or is it clear at this stage that it will be equality neutral? Please consider all aspects of Diversity including as a minimum: Age, Disability, Gender/Transgender, Race/Ethnicity, Religion/Faith/Belief, Sexuality Whilst specific assessments are required for particular types of accommodation e.g. flats, sheltered or supported housing, requests will take both the accommodation and type of pet request into consideration along with the potential impact on neighbours whilst working through the decision making process. When panels are relevant to accommodation, they will also be consulted as a part of the review process in order to reach an informed decision. Q 3. Is there sufficient data on the target beneficiary groups/communities? Are any of these groups under or over represented? Do they have access to the same resources? What are your sources of data and are there any gaps? Please consider all aspects of Diversity including as a minimum: Age, Disability, Gender/Transgender, Race/Ethnicity, Religion/Faith/Belief, Sexuality They are all represented. Q 4. Outsourced services if the initiative is partly or wholly provided by external organisations / agencies, please list any arrangements you plan to ensure that they promote equality and diversity. Please consider all aspects of Diversity including as a minimum: Age, Disability, Gender/Transgender, Race/Ethnicity, Religion/Faith/Belief, Sexuality Not Applicable. - 18 -
Equality Impact Assessment Initial Screening Q 5. Is the impact of the initiative (whether positive or negative) significant enough to warrant a full impact assessment see guidance? If not, will there be monitoring and review to assess the level of impact over a period of time? Please consider all aspects of Diversity including as a minimum: Age, Disability, Gender/Transgender, Race/Ethnicity, Religion/Faith/Belief, Sexuality It is not envisaged that a full impact assessment is required however this will be reviewed throughout the implementation process and again as the policy is refreshed. Q 6. To be completed at six monthly review Detail actions taken to assess the level of impact over a period of time, or to address any gaps in data. Please consider all aspects of Diversity including as a minimum: Age, Disability, Gender/Transgender, Race/Ethnicity, Religion/Faith/Belief, Sexuality - 19 -