Finding a new property when on LHA - deposit and advance rent issues

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I get the feeling that I might have to move. My flat is great (in a relative sense) but the landlord is strapped for cash and now the Economy 7 immersion heater has leaks and has to be replaced and the bill will be £1500 or so. Then there is an issue with the storage heater in the living room and as I had the same model some years ago, I know that it is another £300 or so to fix. On top of that, one of the windows needs some work as the draughts just fly through. Maybe a few hundred for that. The TV is on the way out as well.

The thing is that how to move worries me. I am totally up to date with rent, never a day late and I have a deposit on the property of 1 month's rent. There are no issues which could reduce that deposit that I can think of except that the landlord may not have it.

I didn't have much option when I took the property on and from the position I was in, I am very lucky to have such a place. I didn't know too much about the deposit protection scheme. I knew it existed but I needed the property far more than I needed to worry about that back in June. I have no reason to think they would not pay it back but I suspect that they used my deposit to repay the previous tenants. Thus, they may think they can make me wait.

If I went private again, then I would need 2 month's rent. As my LHA is paid in arrears, I would get one month from them just as I left the current place but I might not get my deposit when I need it and in any case, you normally have to put down the advance rent and deposit a little time in advance which would not really be possible.

Going to an agent seems even more trouble. I have debts from way back that I need to sort out and I've been abroad for years. I don't have any family to help out as guarantors etc.

I'm a good tenant. I pay everything on time but I just don't have the cash to fund 2 places at the same time so I could move, if I have to.

Can anyone help with ideas on how to manage this ? We're talking about rent of near £1000 a month and an agent would want maybe £3000 up front.

Jowo_2

It's the norm for a deposit to be paid back after a tenant checks out of the previous accommodation and a deposit paid in advance of the new one. There's very little way around this.

Have a look at your local council website to see if they offer a rent/deposit guarantee scheme for those on benefits or operate some kind of scheme to unit LHA tenants with LHA friendly landlords.

Check with the landlord or each of the 3 TDS to see if your deposit has been protected. If not, remind the landlord that he is obliged by law to do this and faces a potential penalty of x3 the sum of the deposit for non-compliance.

Emma1973

Have a look on the direct.gov.uk for Crisis Loans and Budgeting Loans, both can hlp with housing costs, Budgeting Loan will depend on which benefits you are on and for how long, etc.

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Jowo wrote: »

It's the norm for a deposit to be paid back after a tenant checks out of the previous accommodation and a deposit paid in advance of the new one. There's very little way around this.

Have a look at your local council website to see if they offer a rent/deposit guarantee scheme for those on benefits or operate some kind of scheme to unit LHA tenants with LHA friendly landlords.

Check with the landlord or each of the 3 TDS to see if your deposit has been protected. If not, remind the landlord that he is obliged by law to do this and faces a potential penalty of x3 the sum of the deposit for non-compliance.

Agreed that the normal way means having two deposits "in play" at the same time. I do not really see a way around that either, which is potentially the crux of the problem.

I have looked at the TDS website. Thanks for that. I have no certificate and I do not think there is one. In fact, I'd bet there is not one, not because of a desire to withold money, just that I suspect the landlord is unaware of it. The landlord is not professional, she just married and they both had properties and they live in one now.

I also doubt that she has told her mortgage provider either and there are probably other issues as the one I live in is a shared ownership (I believe she has 50%) and they were reserved (new build 2007) for essential workers (she is a teacher).

I understand the deposit scheme from local councils where they pay the deposit and you repay them from a reduced LHA over time. I will look into that as well. Thanks.

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Emma1973 wrote: »

Have a look on the direct.gov.uk for Crisis Loans and Budgeting Loans, both can hlp with housing costs, Budgeting Loan will depend on which benefits you are on and for how long, etc.

I will have a look. Thanks.