Pensioner mam worried about change in HB to private Landlord

nomis21

Hi,

Posting this for some help regarding my mum. She lives in a 2 bed terraced and rents of a private landlord and is probably paying more then a LHA.

She has been renting for about 7 months and moved into the current property as she needed accommodation asap and could not wait for an offer of a property from a local housing association due to circumstances.

She has been recieving housing benefit and the first couple HB payments just covered her rent but then the LA got intouch with her to say her payments and payment dates were changing and this left her a little short so i have been helping her to meet the costs...Today she has just had a letter from the LA to say her housing benefit is getting reduced again due to new changes, there is now way she can afford her rent now...!

I have advised her to get intouch with local housing association to see if they can help with an offer of a property with affordable rent but she is concerned she will be put on a long housing list and will have to wait months before a suitable property is offered which in the meantime she will not be able to afford her current rent.

Wondered if any one has advice or if anyone else is facing the same situation?

Thanks

[Deleted User]

sadly alot of people will be in this situation,depending on where she lives the waiting list might not be too bad

pandaspot

The hb won't change immediately you say she has been renting for 7 months. This means her anniversary date will be august. Thus is when her lha rate will be under review, however the change will not come into affect for a further 9 months after this. So may 2012 her hb will reduce

Unless she has had or will have any significant change in income her hb will remain the same till next may.

What she could do is apply for a discretionary housing payment. Councils every year get given money for circumstances like this. Where people have a shortfall between there rent and hb payment. Councils are getting more this year due to the changes in lha and expecting more dhp claims. A dhp can also be used to help for council tax as well

Oldernotwiser

If she lives alone, perhaps she should be looking at renting a 1 bed flat.

How does the relevant LHA amount relate to the rent she's actually paying?

Jowo_2

Consider applying for discretionary housing payment but there's no guarantee. What is the difference between the LHA she receives and the rent? The LHA Direct website will indicate the maximum LHA payable for a 1 bedroom property. Get her to check her full benefit entitlements on the Turn2us online benefit calculator website.

Many local councils operate deposit guarantee schemes for those on low income. She should look at moving to a smaller/cheaper property where she is not exposed to having to pay a big top up from her benefits or other income.

Here is a summary of the LHA changes that are coming into force.

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

Register with all local housing associations - many have properties for the over 55s and over 60s which may have less demand than general or family sized housing. Don't ask, don't get - she needs to apply.