Housing Benefit and Landlords

fivefingers

Where i live there is virtually no way you can find anyone who will accept DSS tenants :mad: ...i am shortly about to become homeless but a friend has offered me his sofa, which is a relief.
I have only been unemployed for a a month and have never claimed housing benefit, i am just wondering if the councils housing benefit people will communicate with your landlord? i cant see any other way of getting a roof over my head other than to omit the fact that i will be on housing benefit (i'd rather be above board, but sadly its a dog eat dog world)
In any case i fully expect to be working within the next couple of months, if i can't get another IT job i will just get a taxi licence until i do find IT work.

Cheers

fluffymovie

Under Local Housing Allowance, we would make payments to you so your landlord wouldn't necessarily know.

However, some landlords have buy to let mortgages which state that they cannot let to tenants on benefit and others have insurance which can be invalidated if the tenants are on HB.

If you contact your local housing department, they should be able to point you in the direction of landlords who take HB. or have you tried free ads papers or gumtree?

Jowo_2

To be honest, it's only landlords, probably in the minority, who undertake no tenant screening (i.e. employer references, bank statements, tenancy application form) who aren't going to work out that you're not employed.

Contact Shelter about your homelessness - see if they have a local drop-in office.

Some landlords will accept LHA tenants if they can provide a guarantor - that way, they have confidence that they can claw back the cost of any arrears or damage which they can't when a tenant has no income.

karenx

If you find a house you like but states no DSS you could always talk to the landlord and explain your situation.
As above some dont accept it for valid reasons and others just may not want housing benefit tenants full stop.

daimonde

fivefingers wrote: »

i am just wondering if the councils housing benefit people will communicate with your landlord?

Cheers

no,

i believe each LA has a different application form, but on the back of ours there is a question asking if you give permission to discuss your claim with your LL.

most new claims with a private landlord should fall under the Local Housing Allowance scheme which means any payment should also be made direct to you rather than the LL. meaning its possible they need never know you are on HB....... the LL or agent may want proof of income before signing a tenancy though ?


Dave.

fivefingers

Thanks guys. I have tried papers, gumtree, rightmove and visiting local estate agents. I have seen 1 dss property in the 2 months that i have been looking, and it was snapped up the day it went on the market! I have not tried the housing department tho.

The flat i am looking at does not require any checks but i didnt know it could mes with the terms of the landlords mortgage, not so comfortable about doing that, but my back is against the wall.I doubt the guy has it buy to let as its above his shop which has been there for longer than i have been alive.

Vader123

Its just Buy-to-Let mortgage holders that have that no DSS clause, some insurances for non-resident landlords also have the clause.

You must inform the landlord or you will soon be out and back at square one.

Vader

fivefingers

from an ethical point of view i agree with you, but when you are facing the fact that you might be spending your evenings cuddling up with smack-heads and drunks in the local park ...ethics no longer seem as important as they once where. its a dog eat dog world after all.
from what people have said here, and from re-reading my HB application form i think it is very possible that the LL does not need to find out, so perhaps i will end up back at square one, perhaps not. But i have nothing to lose by trying and everything to gain. There is no must about it imo, its down to the amount of honesty the tenant shows.

Cheers

Vader123 wrote: »

Its just Buy-to-Let mortgage holders that have that no DSS clause, some insurances for non-resident landlords also have the clause.

You must inform the landlord or you will soon be out and back at square one.

Vader

lizzielondon

well actually, from what people have said here it's clear that you must tell your LL.

If you don't their insurance could be invalidated and their mortgage may be put in jeopardy

Vader123

fivefingers wrote: »

from an ethical point of view i agree with you, but when you are facing the fact that you might be spending your evenings cuddling up with smack-heads and drunks in the local park ...ethics no longer seem as important as they once where. its a dog eat dog world after all.
from what people have said here, and from re-reading my HB application form i think it is very possible that the LL does not need to find out, so perhaps i will end up back at square one, perhaps not. But i have nothing to lose by trying and everything to gain. There is no must about it imo, its down to the amount of honesty the tenant shows.

Cheers

Dog eat dog indeed.

I do think your mentality sums up some of the reasons why LLs dont take DSS.

You have nothing to loose? What about the LL when his buildings insurance is invalid? What then? Back to the park with your mates?

I always get raised eyebrows from my tenants when I ask for their last 3 wage slips and an employment reference, plus a large deposit or a guarantor.

But now you know why!

Vader

karenx

Housing benefit could take up to 6 weeks to get processed, so how would you explain to them why you couldnt pay the second months rent?
At least if they knew you were getting housing benefit you could tell them and also let them speak to housing benefit so they can get updates on the process. You can write to the council to give your landlord permission to speak about your account btw.
So in addition to a deposit and first months rent there is a possibility you may need to pay the second months rent while you wait on HB.