How hard is it to find a landlord that accepts local housing allowance?

ArtySparkly

Sorry, editing this to protect my privacy.

Vader123

I am a LL and don't accept LHA/HB applications.

The reason mainly is that over half of those on LHA have been in arrears. A few years back LHA used to be paid direct to LLs and that would have made me think twice about it. Its not a issue for me, but on some buildings insurance and mortgage terms of BTL, the small prints state that they are not allowed to rent to benefits claiments.

The question usually comes on here "Just don't tell them" which can mean issues for the LL. All it takes is one of these tenants to put them off forever.

Fortunalty my houses are in a very high demand area so I can be picky. However if I was in a lower demand area, I would consider LHA with a six month in advance rent (which rules a lot of people out) and a guarantor.

There are LLs that accept them, I would suggest the local papers (back pages) and contact a few rental agencies.

Vader

UnderPressure

Its tricky the main sticking point for landlords seems to be that the LHA is paid directly to the tenant, now of course there are sensible people that then hand this over to the landlord but there are also other people that simply spend it resulting in arrears, as Vader says it only takes 1 instance to put a landlord of for good. If you look at the other side of the coin you can hardly blame them, most of them still have a mortgage to cover etc etc

The interesting part however is if this spending cut does get as bad as people are predicting then the number of LHA claimants surely is going to increase, these claimants are also the very people that will be in need of rented accomodation, it will be interesting to see if attitudes change over the next couple of years, maybe they will maybe they wont time will tell if it ever gets to the stage where properties are empty and the only people applying are benefit claiments then who knows

I can see both sides of the coin, so far as not telling the landlord again this is tricky, if you have nowhere to live and are in desperate need of a new tenancy or its the streets and the only thing that is stopping you is the fact that you claim HB I can fully understand why peole do it I really can after all they have to think of themselves and their families rather than a landlord's position with mortgages and insurance, in fact I would go so far as to say that most people would not even be aware of the possible implications for a landlord to begin with, not great for the landlord though so again I can see both sides of the coin.........

It is difficult to no what to suggest apart from keep looking in all local papers, maybe a few agents although as someone who has rented houses for many many years the 1 and only bad experience I had was through an agent so now I avoid them like the plague I would much rather deal with the owner of the property than some greedy agent, maybe speak to the local council see if they have any lists of local landlords that are happy to accept housing benefit claimants apart from that it is probably going to be a waiting game, these properties are out there although they do tend to be in less desirable areas.

Best of luck I hope it all works out for you

Jowo_2

LHA and student tenants aren't seen to be risky, they are riskier than working tenants. Here's a thread from a tenant whose LHA claim has been lost and who owes his landlady £1000 in rent and she's about to evict him.

https://forums.moneysavingexpert.com/discussion/2821132

Another reason why landlords are reluctant is because LHA claimants are perceived to be harder to evict. They are more likely to struggle to find onward accommodation when served notice by the landlord and seek advice from the local council. Many local councils tell them to ignore the notice, forcing the landlord to the effort, time and expense of taking them to court for a possession order.

A council will say that if the tenants leave before court action, they will be considered to have made themselves intentionally homeless and won't qualify for help from them.Councils should not do this but essentially they are overwhelmed by demand and use this gate keeping strategy to cut down on those they need to help.

OP - can you offer a guarantor or more than 1 months payment of rent in advance? Many landlords who accept LHA and student tenants will only do so if they can offer a guarantor or more rent in advance (up to 6 months).

The OP should also make clear that they are in receipt of benefits because they receive DLA (if that's the case) as a landlord is more likely to be sympathetic to someone who cannot work because of this, than a single parent or an unemployed person, for example

UnderPressure

Jowo wrote: »

A council will say that if the tenants leave before court action, they will be considered to have made themselves intentionally homeless and won't qualify for help from them.Councils should not do this but essentially they are overwhelmed by demand and use this gate keeping strategy to cut down on those they need to help.

Is it not fair to say though that this advise is given to everybody who has any contact with the homeless section of the council? Not just people who claim LHA? That is my understanding anyway.................

Jowo_2

UnderPressure wrote: »

Is it not fair to say though that this advise is given to everybody who has any contact with the homeless section of the council? Not just people who claim LHA? That is my understanding anyway.................

It is completely fair to say that some councils who operate a gate keeping policy will advise anyone approaching them for assistance that they have the right to remain in the property until the landlord gains a court order, whether the tenants are working or in receipt of benefits.

But is also fair to say that those not in receipt of benefits and in employment are very much less likely to seek assistance from the local council in the first place because they are very less likely to have issues finding onward accommodation and because they know the council is unlikely to grant them social housing and will expect them to find private housing.

TWEETYPIE_3

I myself was made homeless by my local authority as the property I lived in with my son, because of underoccupancy as it previous tnt was my mum who had died, (I worked full time at that time, paid full rent, no arreas, plus we/I had lived there since the property was built 1979 we were the only family to ever live there) which ment that there was a spare room First contact your L.A homeless persons unit to see if they have or are a part of PPI scheme (Private Partnership Incentive, sonething like that). The scheme lists all landlords that accept Housing Benifit, if they say they are, great dont do anything yet. Once you recieve your offcial eviction notice you can register as homelss whilst still living at home on the day of eviction you have to go to the unit (if it opens at 8am be there for 7am) there will be masses of people, you will be there for the day, you will be housed that day. Prob. a hostel/hotel will be a dump but better than cardboard box. You will be interviewed to confirm you are who you say you are, the'yll need to see passport, benifit confirmation letters. Assuming your L.A. has no objections to housing you ie. arreas, de-frauding benifits or anything dodgey they will apply same day for you to go onto LA housing list. But H.P.U will push you onto to PPI scheme as this benifits LA. one less person on their list improves figures.
If you agree to PPI, the scheme pays your deposit for you within reason. You are still only aloud to have a property that you are entittled too ie. one bed but note if you take this route you will no longer be classed as homeless and will not be allowed to join LA hsg list.
If as a registered disabled person they make you stay in a standard hostel/hotel as an able-bodied person would, this will be for 13weeks. (Called B&B, no breakfast is generally provided) and the managers usually are scammers always trying to make more money out of you, charging for door keys, collection of mail anything they can think of.) whilst there the HPU & L.Council will be carring out a full background check on you. I myself chose LA route on the 12th week I was given my temp. accom. two bed hse (temp means a home that not really yours but you'll be there for arounf five yrs min). Meanwhile each week you bid for properties you want as a perm. address. If after 13wks LA hasnt been able to find a temp accom. they will then move you to another address (considered a hostel, B&B & Hostels are all dumps & not much diffrence between the two as the Goverment do not own hostels /hotels for the homeless. their private orgs. that allow to gov. to refere people to them
This is all assuming you havent made yourself intentionally homeless, ie bad tnt, arreas.
This info is based on you going homeless on your own!!!!!!!
As far as bidding for the perm. address, I live in London, if you dont check out how your LA issues housing prob. the same.
I would never encourage anyone to break the law but I suggest that BF. finds somewhere to stay, if you have to go the 13 week route until you get temp accom, then notify them he lives with you so you are not commiting any fraud, I do belive if he goes homeless with you, they'll tell him to get a job even if it means he quits college/uni so he can pay for both your accom.
Please note LA will expect you to cover moving and storage costs of your property, my HPU charges £150 storage flat fee once your ready, they deliver you things to your address this was payable on the day of registering homeless - be prepared

Jowo_2

To the OP - what is your current accommodation situation? Have you been served notice at your current place or living with parents, for example?

Do you have any financial issues, such as not being able to afford the deposit and first months' rent?

[Deleted User]

I didn't find it hard but my situation was when my partner and I were first renting we both worked full time, I went part time after our Son was born and we he left me when our son was 10 Months old. My landlord was very understanding, I was still working part time (I've always worked) so I paid him what I could afford whilst Housing Benefit was sorted out and he even helped me as I didn't have a clue where to go or what to do. It only took about 6 weeks to sort which on the grand scale of thing wasn't bad so I stayed in that property another Year, then moved to a smaller property with the same landlord where I stayed another 2 Years before relocating to Nottingham. The property I now live in is in a small street where a few of my friends live, the landlord (who lives opposit) was adamant no HB or person with child (he wanted professional couple) but my friends persuaded him and my previous landlord provided a reference and I have been there 7 Years now and never missed a rent payment. He has had more problems with non HB tenants in other properties he owns and had to go down the court route with one who lived in his house rent free for 6 Months. It's a shame some people take advantage and spoil it for others but I do believe you will find somewhere and just always make your rent your priorty bill. Rent comes first, Childminder 2nd and everyone else can wait.... Good Luck xx