LHA/Housing Benefit Payments??

Breast_Cancer_Survivor

netgear11 wrote: »

I am claiming IB / IS highest rate.. I was told that I just need to go to the HB office, not the JCP and pick up HB forms and fill them in.. Am I right?

(Thanks v much for all your help btw guys )

As you receive Income support you will be entitled to full LHA & CTB.

You can apply for both on Monday after you have signed your tenancy.

You can take the tenancy agreement to the council & apply for both benefits at the same time.

They are seperate departments so you may have to speak to 2 different people but it's quicker & easier that way or you could just wait until your LHA is set up then phone the CT department.

netgear11

Thanks BCS, you're a star!

One last question if I may - I would I go about seeking help with the initial deposit (aka the last months rent)? Is there a grant, loan etc that I may be able to apply for?

Breast_Cancer_Survivor

Some Councils run a Rent Deposit Guarantee Scheme

The Rent Deposit Guarantee Scheme has been set up to help homeless applicants who are prevented from finding somewhere to live because they are unable to raise the required deposit in advance for rent or against possible damage.
It is also hoped that the introduction of this initiative will encourage the participation of local landlords and thereby expand the use of private rented accommodation to meet families' housing needs.

What is the Rent Deposit Guarantee Scheme?

The principle behind the rent deposit guarantee is that the Council, before the commencement of the tenancy, will indemnify participating landlords against damages or rent loss up to the equivalent of one months rent. In exceptional circumstances the Council will also consider providing a deposit as an alternative to a guarantee.

What costs are covered under this guarantee?

The scheme will allow the landlord to submit a claim once the tenancy has ended and where the following situations apply.

• Rent arrears accrued during the tenancy up to a maximum of one months rent or
• Repair or clearance costs attributable to the tenant's neglect up to a maximum of one month's rent.
  
  The maximum payment under the guarantee is limited to the equivalent of one month's rental.

Who can benefit from the scheme?

The scheme is specifically designed to assist homeless applicants, who are unable to raise the initial deposit to secure the tenancy of a property.
However, the rent deposit guarantee will only apply to accommodation where both the tenant and landlord have agreed to stick to the terms of the scheme. An agreement will need to be signed by both the landlord, the tenant and the Council.

Accommodation standards and affordability

Before accommodation can be used under the Rent Deposit Guarantee scheme, it will be necessary for checks to be carried out to ensure that the property is suitable for the applicants needs and that the prospective tenants can reasonably meet the rental payments, either with assistance from Housing Benefit or from their own income.

Finding suitable accommodation

Landlords willing to participate in the scheme will be required to provide information to the Council on the property available to rent and its condition, type, size, location and general amenities.

Information on vacant properties can be obtained from local Estate Agents or Letting Agents.

Applicant identification and approval

To assist in identifying genuine applicants a Rent Guarantee Certificate can be provided, which will specify the person's name and address and be signed by the Council. Once the identification of a property has taken place and all other matters have been agreed the application will be separately approved.
If you move in before approval has been granted, cover cannot be provided under the scheme.

What happens if a claim is made by the landlord?

If the tenancy has not been conducted satisfactorily, a landlord can make a claim against the Rent Deposit Guarantee at the end of the tenancy. Full details of any repairs or clearance costs required to the property must be submitted to the Council and reasonable opportunity to inspect the premises must also be given. If a claim from a landlord is substantiated, the tenant will be responsible for repayment of the sum involved to the Council.

netgear11

Thanks BCS.. And how do I apply for this? And would I still be eligible even though I'm not 100% homeless, but will be from the date of the proposed tenancy?

boristbear

Hi Netgear,

A lot of the advise that has been given is not quiet correct, although it is not far off. Let me know what council you are going to claim from and I'll see if I can check the rates for you. Also, are you over 25?

LHA is paid weekly in arrears and would usually be paid to you directly. £850 a month equates to just under £200 a week - this is very high for single occupancy even in expensive areas so you really need to check this before you sign up.

You do not need a tenancy agreement as such but you would need a letter from the landlord confirming the rent and dates etc. The key point is that you have to have actually moved in. I'd get the form in now and then on that day you actually move in write a letter to the council confirming that you have indeed moved in as planned. This way your application form will be in the queue early.

I would doubt the agent would refund you. This assumes they would be being paid directly which is unlikely unless they are a RSL and that Housing Benefit would be paid in advance which it isn't.

Jowo_2

LHA will be paid directly to you. Therefore it may be simpler if you simply retain the first months rent and pass any remainder owed to the agent, letting them keep the original first month's rent.

What's the point in you getting a lump sum, getting a refund back from the agent, then paying it back in a separate transaction? To coordinate this, and rely on the agent to stick to their promise, seems a bit hard.

Breast_Cancer_Survivor

netgear11 wrote: »

Thanks BCS.. And how do I apply for this? And would I still be eligible even though I'm not 100% homeless, but will be from the date of the proposed tenancy?

Have a look at your council's website as each individual council is different, you should be able to find all of the info you need on there or if not just give them a ring tomorrow.

Macro_3

If I were a cynical person, I'd say the the spiel the agent has given you about refunding your first month's rent once LHA has been paid and backdated is just a [baldrick]cunning plan[/baldrick]. LHA is paid in arrears, two weeks in arrears in most areas if paid to the tenant, although in some areas it's paid 4 weeks in arrears. Most tenancies, however, are paid in advance so when tenants rely solely on LHA they can find themselves constantly in arrears from the start.

The promise that your agent has made sounds like a neat way of getting the rent paid from you in advance and I'd be very surprised if they do refund your initial payment once LHA begins.

netgear11

Okay so please guys, please advise, because its all getting far, FAR too confusing for me...!

Basically, I've seen a place through an estate agent (finally). This property is DSS accepted (or as they say).

Agent is apparently giving me a good deal.

Says she has had previous tenants who have sought help from the LA to pay the deposit.

So (using dummy figures for the sake of argument) -

£1000 for the deposit (last months rent?)
£1000 for month in advance

Two sums which need to be settled upfront before moving in.

So the agent is saying that I should (with her recommendation) seek help with the deposit from the council (she says it's a sure thing!?).

So If I were to lay out the £1000 deposit, the agent would refund it to me upon receipt of the acceptance of my claim for HB and help with the deposit..

So then she has my other £1000 as a months rent in advance, which I should get back at the end of the tenancy agreement.

Have I got this right?

Breast_Cancer_Survivor

boristbear wrote: »

Hi Netgear,

A lot of the advise that has been given is not quiet correct, although it is not far off. Let me know what council you are going to claim from and I'll see if I can check the rates for you. Also, are you over 25?

LHA is paid weekly in arrears and would usually be paid to you directly. £850 a month equates to just under £200 a week - this is very high for single occupancy even in expensive areas so you really need to check this before you sign up.

You do not need a tenancy agreement as such but you would need a letter from the landlord confirming the rent and dates etc. The key point is that you have to have actually moved in. I'd get the form in now and then on that day you actually move in write a letter to the council confirming that you have indeed moved in as planned. This way your application form will be in the queue early.

I would doubt the agent would refund you. This assumes they would be being paid directly which is unlikely unless they are a RSL and that Housing Benefit would be paid in advance which it isn't.

The op has already stated that he has checked his area's LHA & that his property falls into that bracket.

To be safe the op can put his postcode into this online calulator which will confirm his area's LHA rates.

https://lha-direct.voa.gov.uk/Secure/LHARateSearch.aspx?SearchType=PostCode

Op - if you are under 25 you are only entitled to the 1 bed shared facilities rate but if you are over 25 you are entitled to the 1 bed self contained rate.

As ive already stated being on IS automatically entitles you to full LHA/CTB (but only for the rate you are entitled to).

Again SOME councils run a deposit scheme but they don't actually pay the Landlord money it's more of a guarentee that they will pay upto 1 months rent at the end of the tenancy if there are arrears or damages.

What is the Rent Deposit Guarantee Scheme?

The principle behind the rent deposit guarantee is that the Council, before the commencement of the tenancy, will indemnify participating landlords against damages or rent loss up to the equivalent of one months rent. In exceptional circumstances the Council will also consider providing a deposit as an alternative to a guarantee.

What costs are covered under this guarantee?

The scheme will allow the landlord to submit a claim once the tenancy has ended and where the following situations apply.

• Rent arrears accrued during the tenancy up to a maximum of one months rent or
• Repair or clearance costs attributable to the tenant's neglect up to a maximum of one month's rent.
  
  The maximum payment under the guarantee is limited to the equivalent of one month's rental.

Again you need to check with your own council whether they do run the scheme & whether you would be eligable.