council tell landlord to increase my rent by £175

poppysarah

woodbine wrote: »

AFAIK its perfectly legal to miss a week then change to lha

It's disgusting what the landlord is doing. It should not be allowed.

Why should rents be allowed to go up like this? LHA is supposed to reduce rents - it clearly doesn't and something needs to be done urgently.

The UK needs cheaper rents. The renters need cheaper rents and the taxpayers could do with it too!

I would ring shelter for legal advice. Look at moving somewhere cheaper and go to the papers or write to your MP.

silvercar

It is actually the tenant that would be "missing a week" in order to switch from HB to LHA. In this case the landlord is allowing the tenant a rent free week.

Sounds like the landlord is trying to maximise the rent without losing the tenant.

Maybe the landlord doesn't understand that the tenant is not happy.

alwaysonthego_2

If the op would like this moving back to the benefits board, please send me a PM.

Rockporkchop

What happens to the deposit the council paid to the landlord on your behalf? Do they get it back or would it be returned to you?


(don't know why the miserable face is in the title of my message by the way!)

socrates

poppysarah wrote: »

It's disgusting what the landlord is doing. It should not be allowed.

Why should rents be allowed to go up like this? LHA is supposed to reduce rents - it clearly doesn't and something needs to be done urgently.

The UK needs cheaper rents. The renters need cheaper rents and the taxpayers could do with it too!

I would ring shelter for legal advice. Look at moving somewhere cheaper and go to the papers or write to your MP.

I have been watching this thread with much interest - about a year ago I posted a thread explaining to LL's this exact process and was shot down in flames.

Then tenants started realising they could potentially get £15 a week - all of a sudden LHA was wonderful.

Then the £15 a week was going to be withdrawn - LHA was suddenly rubbish.

The previous system with rent officers - was very very open to fraud. It also required hundreds if not thousands of staff countrywide.

We analyse house purchase prices by statistics provided by various agencies - so it is a natural progression that LHA can be set by inputting thousands of numbers into a program - overall LHA rents are 'market rate'

LHA is by no means perfect BUT if I had left one of my tenants on HB her rent would have been £642 every four weeks or £695.50 pcm - once I switched her over my rent became £820 every 4 weeks or £888.33pcm

There are very very few 2 bedroom flats in East London for £700 pcm.

I took the weeks loss of rent on the chin as this LL is doing.

poppysarah:

I am not sure where you read that LHA was supposed to reduce rents - it was meant to bring rents in - line with the 'real world'

You will also find that it will be very difficult for the OP to move as most LL's shy away from LHA claimants - and the reasons have been discussed to death on here in other threads.

Personally I have a mix of LHA and Private tenants and as long as you know your onions I prefer LHA tenants BUT they are not for in-experienced LL's

mimie

thats exactly what is happening in my case, my landlord wants to keep me their as according to what he says, even to the council I am the best tenant he has had..he knows that if I leave, he may get tenannts who trash the place and not pay rent. I on the other hand clean, fix, pay rent, tell him when I am on holiday and when my mum is going to visit and how long she will stay. In 5 years the only thing I asked from him was when my washing machine broke down. Now I am being trapped because i am good tenant into all this..he wants his good tenant and raised rent. As for the market prices for rent..well I am afraid the council got that VERY WRONG..not all 2 bedroom flats are the same..it depends on their quality, refurbishment, access to public transport..all of which do not apply to where I am..its an old flat..I keep it clean..as I am writing this I can smell the dampness in carpet...its continous..
YES landlords are greedy, my landlord is pleasent with me..but greedy..he has 3 flats that he gets £925 for from tenannts on income support..I am not on income support..i work fulltime..he wants to get £925 for mine too..and why not "the council will pay"...council will twist the law to pay..." it clearly says..you will not be by the LHA if you are already receiving housing benefits unless you change your address.. check the link
http://www.direct.gov.uk/en/MoneyTaxAndBenefits/BenefitsTaxCreditsAndOtherSupport/On_a_low_income/DG_10018928?cids=Yahoo_PPC&cre=Money
it is clearly stated..now they are forcing me to accept it or I WILL BE MAKING MYSELF HOMELESS!!!!!!!!!! from where I am this is only beneficial for my landlord..isnt this taxpayers money...they giving left, right and center..I am so angry..because when I first left my ex..5 years ago, and I was given this flat I am in, i told them I only need 1 bedroom flat, the rent £750 was too high, and one bedroom is good for me and my baby she sleeps with me. I had no idea how the benefits system works..and it didnot make sense to get rent that I cant afford..they told me if I went into 1 bedroom flat, I will loose all my rights to be on a council list..sounded very scary whatever they told me..(i had just left a very abusive violent ex and never never claimed all my life..not even child benefits!), it took 2 weeks of misture of threats and persuasion for me to move the flat..because I wanted a cheaper flat that I can afford (by this i am talking private rental flat not council one)..i was in a refuge at the time. I thought and still believe you rent what you can afford..and though the council may be helping me with part of the £925, I dont want this help..I want to be given a choice...thats it !!!!!!!!!!!!!!!!!why is this so hard..just because I got divorced and am earning alow income, and the goverment says ok we will help you (thank you very much ) does not mean it has to take away my choices...in this case I REALLY REALLY DONT WANT THIS HELP..if my daughter and I can only afford studio..so be it..that what we can afford..many times I regret leaving my violent ex (had cigerttes in my face and whipped me when pregnant), imagine I regret leaving him..because i wonder am i really better off..am I really free..it is that bad.........i want what i earn to be mine, and thats what I can afford...yes tax credits and housing benefits and the dream of a council flat seemed nice..but it seems thats bait..you get into it..and they control yoyr life..it was designed for people who want to sit on their backside do nothing and live in expensive flats and get handouts..and let others control their lives...so sorry for ranting..i am so angry..and sad..i am a university graduate..who had dreams who is seeing them all crushed..ending a single mum on benefits was not one of them..i married an architect who did a runner living in dubai..this rent raise seems to be the starw that wants tobreak the camels back.

socrates

It would have been easier to read your post if you had put some breaks/paragraphs.

Anyway - the council have not got anything wrong - the government implemented LHA and all its rules and regulations.

I can assure you there are more LL's than tenants who are unhappy with LHA.

Also you do not have to move in order to switch to LHA - there has to be a change in circumstances.

In other words you stop and start the claim a week later which is what your LL is trying to get you to do - all be it 18 months later then he could have done.

I notice that you have a child - you are therefore entitled to the two bedroom rate - so in essence LHA is better for you than HB. Your LL has only just cottoned on to the fact that he can charge you a 2 bedroom rate for a one bedroom flat.

You need to forget how much money your LL is or is not making its not really relevant and is a waste of energy.

If I was you I would take my two bedroom budget and find another property. This means you can look for a one bedroom flat and still get benefit at the two bedroom rate.

If you live anywhere near East London I can help you.

Keep us in the loop

mimie

socrates..thats so sweet of you..thank you so much.

sorry about the lack of paragraphs..i was just writing as i am thinking..!

i am writing the council a long letter (with paragraphs :-) ) I live in surrey...

Its an emotional yo yo for me at the moment..cant afford a deposit for another flat, deposit for this paid by council, have debts arrangments so doubt if I have good credit score..(never defaulted ) so may not be able to rent via estate agent.

I was just minding my own business juggling life worries trying to my best..like we all do..then this just hit right on the head..I didnt eveb bring it on to myself.

thanks so much socrates for your advice

clutton_2

why not talk to your landlord and explain that you simply cannot afford it and will he reconsider

silvercar

Mimie, you have to direct your energies. Forget the unfairness of the system at the moment, sort yourself out first. You (now) know fully how the system works so use it to your advantage. Once you are settled where you want to be you can find the energy to fight the in equalities in the system.

Keep your eyes and ears open for decent properties that will accept working tenants who claim LHA. If necessary go and view properties and meet the landlord, so they can see you are decent.

Tell your current landlord you are only happy to restart your claim etc if you get to retain the £15 a week allowed. Then save this money, and anything else you can scrape together for your deposit. Also ask the council if the deposit they have paid on your behalf can be transferred to another place. If you are a member of any charity or religious groups ask if they know of any landlords with vacant properties; often there will be charitable landlords who are happy to let with people they have a connection to at lower rents or with no deposit.

To add a genral point. In my area HB and LHA is below general rent levels. So no-one is in a position to claim £15 and most tenants on benefit have to find top-ups from their income or benefits.