Finding a HB landlord

planetred

Hi guys,

I have been living on HB for the past 8 months owing to spinal disc collapses, sciatica and other nerve damage that has forced me to give up work and collect what is called ESA.

My tenancy agreement is drawing to a close and I was wondering if I could get some advice on finding a new place to live.

I'm not looking for anything fancy and will happily flat-share where possible. However, as I live and always have lived in Westminster, it is incredibly tough to find a landlord/estate agent that accepts HB tenants.

Is there a way a friend/relative could act as a guarantor and I just apply as a normal tenant not stating my HB?

Anything like that allowed/acceptable?

Thanks all,

Mike

BigAunty

The majority of landlords undertake tenant verification checks, including an application form asking the tenant to detail the employer, plus take up employer references - this is where your LHA status gets revealed because it is clear that you cannot afford the rent without housing benefit as you are not in employment.

Being able to offer a guarantor works in your favour - many landlords who accept LHA claimants demand this as a condition of offering a tenancy.

Some landlords will not accept LHA claimants because of conflicts with their insurance or mortgage policies so won't be best pleased at having a tenant not be honest about their status.

Has your landlord served you notice? Or is it that your fixed term agreement is expiring and you want to find somewhere new?

What is your age? If you have care/mobility needs, are you claiming Disability Living Allowance?

krisskross

Will you be able to find somewhere in the LHA price range in Westminster?

planetred

BigAunty wrote: »

The majority of landlords undertake tenant verification checks, including an application form asking the tenant to detail the employer, plus take up employer references - this is where your LHA status gets revealed because it is clear that you cannot afford the rent without housing benefit as you are not in employment.

Being able to offer a guarantor works in your favour - many landlords who accept LHA claimants demand this as a condition of offering a tenancy.

Some landlords will not accept LHA claimants because of conflicts with their insurance or mortgage policies so won't be best pleased at having a tenant not be honest about their status.

Has your landlord served you notice? Or is it that your fixed term agreement is expiring and you want to find somewhere new?

What is your age? If you have care/mobility needs, are you claiming Disability Living Allowance?

Thanks for the response.

No I have not been served notice, but our fixed-term agreement is expiring in a months time and he's putting his rent up quite a bit, which will outprice me. I originally dealt with an estate agent who had a few LHA-friendly properties on the books, but now have none, probably due to the recent capping at £250.

So my question was whether or not I could simply not reveal my LHA status and instead ask a friend/relative to act as a guarantor. But judging by your comments, a guarantor cannot be a replacement for proof of earnings, is that correct?

krisskross wrote: »

Will you be able to find somewhere in the LHA price range in Westminster?

Well I'm trying.. Doesn't seem to be much available, but perhaps a small studio or even a flat share?

[Deleted User]

have you tried privately as opposed to via an agent?could you widen you search a little?

Caz3121

if you do go for a flatshare it is the lower shared rate that will apply (even if you are entitled to the on-bedroom rate) the pro obviously is that you will have others to share the bills with

planetred

woodbine wrote: »

have you tried privately as opposed to via an agent?could you widen you search a little?

How do I search for private landlords as opposed to going through the agents? Like Gumtree perhaps?

I could consider widening my search, but there is good reason why I'd prefer to stay where I am and that's simply because I have a relatives "on call" to help if I have back spasms etc. Sometimes and without warning my back locks up, resulting in searing, searing pain, beyond belief. My doctor, dentist, osteopath. physio an d family are all here and a move away would be very difficult, but depending on distance, not entirely impossible.

Caz3121 wrote: »

if you do go for a flatshare it is the lower shared rate that will apply (even if you are entitled to the on-bedroom rate) the pro obviously is that you will have others to share the bills with

I do not mind! Just a roof over my head is fine by me until docs can fix me! But I haven't even had any luck finding an LHA-friendly flat/house-share yet!

BigAunty

planetred wrote: »

No I have not been served notice, but our fixed-term agreement is expiring in a months time and he's putting his rent up quite a bit, which will outprice me. I originally dealt with an estate agent who had a few LHA-friendly properties on the books, but now have none, probably due to the recent capping at £250.

See the Westminster council website which has a section on it about their homelessness prevention advice service.

See the Shelter website section on homelessness which details how a local council is supposed to deal with homelessness applications. Give them a call about your situation.

Generally, if a person leaves accommodation of their own volition, they are denied help by the council as they are considered to have made themselves intentionally homeless. However, I think the situation caused by unaffordable rent should be excluded - Shelter will know.

planetred wrote: »

..

So my question was whether or not I could simply not reveal my LHA status and instead ask a friend/relative to act as a guarantor. But judging by your comments, a guarantor cannot be a replacement for proof of earnings, is that correct?

The way you pitched this seemed to be 'can I conceal my LHA status' and my answer is that you can rarely achieve this as most landlords will undertake checks.

But being able to offer a guarantor is an advantage when on benefits compared to those who can offer noone to the landlord/agent. Some landlords will never accept anyone other than working tenants for many reasons.

BigAunty

planetred wrote: »

How do I search for private landlords as opposed to going through the agents? Like Gumtree perhaps?

Yes, and you can place 'wanted' adverts, too, though you have to be very wary of scammers who target the vulnerable so look at the 'stay safe' tips.

Spareroom is a rental website which has a search facility for housing benefit recipients.

How old are you? If you are under 35, (used to be 25 until January), you can only get an LHA rate equivalent to a room in a shared house.

planetred

BigAunty wrote: »

See the Westminster council website which has a section on it about their homelessness prevention advice service.

See the Shelter website section on homelessness which details how a local council is supposed to deal with homelessness applications. Give them a call about your situation.

Generally, if a person leaves accommodation of their own volition, they are denied help by the council as they are considered to have made themselves intentionally homeless. However, I think the situation caused by unaffordable rent should be excluded - Shelter will know.

Thanks BA, that's useful to know! So my first step would be to speak to the Council and see if they can help.. Perhaps negotiate on my behalf with my current landlord? Or give me a list of properties they might have?

BigAunty wrote: »

The way you pitched this seemed to be 'can I conceal my LHA status' and my answer is that you can rarely achieve this as most landlords will undertake checks.

But being able to offer a guarantor is an advantage when on benefits compared to those who can offer noone to the landlord/agent.

Your're right, I did pitch it in that way - i was just curious and thought it worth asking.

The fact that it's advantageous to have a guarantor is all good and well, but I can't seem to get past the first step and find an LHA-friendly landlord/agent.

It's a bummer that not many landlords accept LHA tenants. I know it's up to them, but it would be good to have face-2-face interviews or some sort of criteria as it seems like all HB tenants have been tarred with the same brush.. When I'm actually a model tenant, no pets, don't smoke, don't drink, clean/tidy, etc.

BigAunty

planetred wrote: »

Thanks BA, that's useful to know! So my first step would be to speak to the Council and see if they can help.. Perhaps negotiate on my behalf with my current landlord? Or give me a list of properties they might have?


..

I don't know what the scope of their services are but there are some details here. Come back to the forum and let us know once you've had the initial assessment.

http://www.westminster.gov.uk/services/housing/housingoptions/hphoptions/if-you-may-become-homeless/

http://www.westminster.gov.uk/services/housing/housingoptions/hphoptions/

Still worth getting into contact with Shelter - councils are notorious for not meeting their statutory obligations to the homeless and it is especially pronounced when it comes to single applicants without dependents. They will tell you your rights and the councils responsibilities (which may differ from what Westminster tell you...).

Crisis did a 'mystery shopping' exercise of London councils and found most were very obstructive and not meeting their basic minimum needs in around 90% of the homelessness applications.

planetred wrote: »

..


It's a bummer that not many landlords accept LHA tenants. I know it's up to them, but it would be good to have face-2-face interviews or some sort of criteria as it seems like all HB tenants have been tarred with the same brush.. When I'm actually a model tenant, no pets, don't smoke, don't drink, clean/tidy, etc.

Be sure you outline your qualities on the wanted ads. Even if you see 'No DSS' on the advert, be sure to outline why you are the ideal tenant and can offer a guarantor and excellent landlord references, that you are only claiming HB for the first time due to health issues, etc.

There are a myriad of reasons why landlords do not accept HB claimants. They are considered very risky tenants - note that due to HB changes, you are at a strong risk of going into rent arrears!!