first time leaving home and on incapacity benefits need help and advice

darren2010_2

Hi everyone ok this is what is happening. I am on incapacity benefit and live with parents. Im 27 by the way. I need to move out now cos things are not that good at home and family need there own space and i need own space too. I have never lived anywhere apart from home and dont know where too start. I have looked at few places in sunderland area with rent approx £320 - £360 a month. Whilst im on incapacity benefit with my illness can i get rent payed for by jobcentre ?? What can i get help with ? I just dont know where too start or who too contact so sorry if i sound stupid here. thanks in advance for help.

stazi

You need to claim LHA from your local council. More info is here-
http://www.direct.gov.uk/en/MoneyTaxAndBenefits/BenefitsTaxCreditsAndOtherSupport/On_a_low_income/DG_10018928

darren2010_2

can i claim that whilst at my parents or do i havwe too wait till i move in a place ?

stazi

I think you can only claim LHA when in your own place. Also check out your local councils website about LHA.

darren2010_2

Oh right i see so basically i would need some money spare when i get a place for first months rent whilst jobcentre sorted out LHA ? Sorry im brain dead when it comes to this stuff lol

Jowo_2

darren2010 wrote: »

can i claim that whilst at my parents or do i havwe too wait till i move in a place ?

You need to find a property first, one where a landlord is happy to accept LHA (as most are reluctant to rent their properties to claimants). Some will only accept claimants if they can offer a guarantor.

A landlord will usually expect one month's rent upfront, plus a deposit equivalent to a month's rent (some ask for up to 6 weeks).

Do you have the equivalent of two months rent to pay upfront ahead of moving in? Your local council may operate a deposit guarantee scheme to fund the deposit but this still leaves you with the need to pay the first months rent in advance - few landlords accept a tenant to move in first and then pay in arrears.

The local council sorts out LHA (not the job centre) - look at their website for info. Here's a link to general info on how it operates.

http://england.shelter.org.uk/get_advice/paying_for_a_home/housing_benefit_and_local_housing_allowance/what_is_local_housing_allowance

darren2010_2

Hi ok yes i have found a few property's that say dss welcome is that the right thing ? And yes i can pay 1 months rent no problem. Dont even know what a guarantor is ? I have looked on sunderland city council website but can find where it says how much they will pay upto confused.com

Jowo_2

A guarantor is someone who will pay the rent or cost of damages if the tenant incurrs rent arrears or leaves a property with more damage than the level of the deposit. At the very least, they have an income where they are able to afford the cost of the rent if the tenant doesn't pay.

Landlords sometimes request a guarantor (not all landlords) because LHA is now routinely paid to most tenants instead of to them which used to happen under HB, the old system, so they worry about tenants not passing on their LHA to the landlord to pay the rent.

This site is where it calculates the maximum LHA rate payable for the postcode of the property. A tenant who finds a property cheaper than their entitlement can keep up to £15 per week of the difference between the LHA rate and the rental.

https://lha-direct.voa.gov.uk/Secure/Default.aspx

The Entitled to website will give you an idea of any council tax rebate you may be entitled to above the single person's discount of 25%.

http://www.turn2us.org.uk/benefits_search.aspx

If you can't find whether the local council operates a deposit guarantee scheme on their website, give them a call. Here's a link to sunderland council's info on LHA

http://www.sunderland.gov.uk/index.aspx?articleid=2747

Here is a link to local advice organisations who can help you with benefits/housing rights if you prefer to speak to someone in person rather than going through this forum.

http://www.sunderland.gov.uk/index.aspx?articleid=245

Here is a link to sunderland council's telephone numbers in the event of housing benefit or council tax queries
http://www.sunderland.gov.uk/index.aspx?articleid=2812

darren2010_2

ty for reply. Only thing i cant find is where it tells u how much LHA they pay i have looked all over. grrr this is a pain lol

Jowo_2

darren2010 wrote: »

ty for reply. Only thing i cant find is where it tells u how much LHA they pay i have looked all over. grrr this is a pain lol

Their website makes clear that the LHA rates are set by the VOA

http://www.sunderland.gov.uk/index.aspx?articleid=2812

Therefore, you need to go to the VAO website to understand what the 1 bedroom rate is for the postcodes of the properties you are interested in or local authority broad rental market rates.

https://lha-direct.voa.gov.uk/Secure/Default.aspx

the council doesn't set the LHA rates, they just pay the tenants what they are entitled to.

Looks like its up to a maximum of £90.90. Put in the postcode of your intended property into the LHA direct website for a 1 bedroom self-contained property.

darren2010_2

Ok just searched on there for durham area and it says they pay £80.55 a week now and sunderland area is £90