Looking to Rent - why are so many properties advertised as no DSS?

lone_saver

Hi all
I am looking for advice regarding renting (I have been in owned properties for many years), so (due to complicated personal circumstances) am going to rent, once I have sold my house!
Just browsing at rental properties locally available it seems that so many of them are advertised through LA's with the condition - no DSS acceptable.
Why would this be? I thought that the rent was more secure than employed people who could then lose jobs etc.
I will be claiming Housing Benefit as I have a child, and not enough income to pay full rent otherwise.
Any advice gratefully received.

besonders1

I imagine its just the way in which landlords see DSS people in a negative light but as you say in actual fact its not true as you are more likely to get paid your rent from these tenants. Maybe landlords clone the no pet/smokers/DSS from other peoples adverts?

hostiegirl

If you take a drive through any council estate you have your answer! People (granted not all) who do not go out and earn a living to put a roof over their head dont seem to have the same values and respect as people who do.
There are sofas dumped on front lawns, mattresses dumped on nearby waste land fences are broken council mend it days later broken again.
Front doors with glass broken etc etc the list is endless and always makes me think the outside and garden in such a state what the hell is it like inside!.
I think the mentality is they dont own or pay for it so who cares.
So as a homeowner you would'nt risk people like that living in your home.
I know this is a huge tarr everyone with same brush and it's just a small majority but I wouldn't take the risk with my house if I were a landlord.

Good luck finding somewhere.

zzzLazyDaisy

If you are working, but will be entitled to LHA top-up, then you are not obliged to tell the landlord that you are on housing benefit (LHA now)

So long as you can find your deposit and pay the rent till the LHA comes through (this can take 12 weeks) then there is no need for the landlord to know.

If you are not working and therefore cannot give employer's details, then of course that doesn't help you. Also, one of the reasons landlords refuse DSS is because under LHA the rent can no longer be paid direct to the landlord. So what can happen is that the tenant moves in, pays no rent until the LHA coughs up, gets 12 weeks back pay, and scarpers.........

Also, even if you find a landlord to rent to you, they will almost certainly want a guarantor

thegibdog

Maybe it's some kind of landlord protest against artificially inflated rental prices brought about by housing benefits.

It's rather unlikely though...

besonders1

Could also be as someone mentioned above, the time it takes to get DSS to kick in and the fear of being kept waiting weeks with no rent off the tenant until they get it sorted.

Mrs_Boo_Boo

Its nothing to do with the type of person on benefits but the system.I have a tenant on housing benefit although she was originally with a partner when the tenancy started. her lovely ex partner decided to shop her ( although there were no grounds) to make her life difficult which occurred just prior to a payment then housing benefit decided to complete a rent review which resulted in payments being suspended for 2 months. So obviously some landlords cannot cope with a lack of rent for long periods which you cannot blame them.
In all other aspects she is a model tenant and looks after the house without any problem.
Oh yes another thing is that some insurance companies want to know the status of the tenant for buildings insurance!!!

Cazza

Many BtoL mortgages won't allow tenants to be DSS in their Terms and Conditions so the owner / landlord doesn't have a choice in the matter.

lone_saver

Thanks for the replies, I can see those points of view!
I would have enough money for a deposit and at least 3 month's rent before the Housing Benefit claim was sorted and paid, but as I am part-time self-employed don't have an employer to give a reference! I would be able to get a guarantor ok, plus character and bank references, would that be enough? Is it worth me enquiring about such properties or would I be wasting everyone's time?

barnaby-bear

lone_saver wrote: »

Hi all
I am looking for advice regarding renting (I have been in owned properties for many years), so (due to complicated personal circumstances) am going to rent, once I have sold my house!
Just browsing at rental properties locally available it seems that so many of them are advertised through LA's with the condition - no DSS acceptable.
Why would this be? I thought that the rent was more secure than employed people who could then lose jobs etc.
I will be claiming Housing Benefit as I have a child, and not enough income to pay full rent otherwise.
Any advice gratefully received.

http://forums.moneysavingexpert.com/showthread.html?t=1564133&highlight=no+dss
Gets asked a lot, a lot is down to how it is paid and problems with delays, if the claim is fraudulant the LL can have to pay it back etc. That DSS claiments want somewhere long term and have problems finding elsewhere, so there can be issues with reclaiming the property especially if the council forces the tenant to force eviction. Plus some mortgage companies forbid it.

barnaby-bear

lone_saver wrote: »

Thanks for the replies, I can see those points of view!
I would have enough money for a deposit and at least 3 month's rent before the Housing Benefit claim was sorted and paid, but as I am part-time self-employed don't have an employer to give a reference! I would be able to get a guarantor ok, plus character and bank references, would that be enough? Is it worth me enquiring about such properties or would I be wasting everyone's time?

Standard rental checks are 30 times monthly rent should be less than annual salary. You probably need to be honest about status as the credit check will throw up such issues. It's pointless paying for these checks if you know you will fail if HB/LHA isn't accounted for.