How to deal with letting agent?

B..

I have been renting my current house for over 5 years and have now decided that I want to move out due to my landlord not carrying out repairs, which there is a long list of. I have even spent quite a bit of my own money repairing things, but I just can't do it any more.

I've looked through the paper every single week and there is nothing suitable, so my only option seems to be through an estate agent.

I've seen a couple of properties but upon ringing the estate agents they have been extremely snotty towards me and tell me I have 'no chance'.

I am partial DSS and get a token amount of HB, but do not rely on this to pay my rent as I work 26 hours a week, but this still seems to put estate agents off.

I have a willing home owner guarantor, and I have some savings which should cover the bond and first months rent, but still seem to be getting nowhere!

What is the best approach? or does have anyone have any advice on what I can do? Really getting stressed now as non of the agents I've called are willing to help me.

I've never missed a rent payment, and I've only been calling about properties I know I can afford.

Sharon

BitterAndTwisted

Don't mention the LHA/HB if you can afford to pay the rent without it.

Have you mentioned that you can offer a home-owner who is willing to act as guarantor? That should be attractive to most sensible landlords, especially if they can get a good reference from your current landlord.

B..

Reference I'm pretty certain I will not get. Purely because it's impossible to contact her as it is - she emigrated to australia a year ago. Which I'm absolutely gutted about because I've never missed a payment and have always paid it a few days early.

I can afford the rent without the HB, but last time I told an estate agent I worked part time he was put off straight away.

I didn't mention that I had a guarantor - so I will make sure I state that. I have a viewing tomorrow which from what I've seen is absolutely perfect and only £50 more a month than I'm paying now. Just worried that as soon as I tell them I work part time they'll shut the door on me

AprilLady

I've been in a similar situation for the past few years, and I've never mentioned getting a bit of benefit/working part time straight away to the letting agent or landlord - only if it comes up in the references checks or application forms. If they ask about it, I mention that I've never missed a rent payment in my 10 years of renting, and say that I'm happy to provide a guarantor. I would stress that you can provide one as I think it does help.
Do you have any contact details at all for your landlord? If so, I'd give them to the agency or estate agent anyway, and it's their problem to try and get hold of her!

I know how crap some letting agents can make you feel when you say what your situation is, but please don't let it put you off completely - it is possible to get somewhere to live! My last flat was being let by solicitors on behalf of the landlord, and they wanted landlord references, employment references, bank references etc and it was a total nightmare, but worth the hassle in the end, and I got through it! (and I work fewer hours than you do at the moment!)
Good luck!

Fire_Fox

Tell them you are on a low-ish income but have a guarantor, forget the LHA. Seek a reference, you won't know until you ask. It doesn't matter what country she is in, they have fax machines and e-mail addresses in Australia. You might also ask for a rent statement. Not sure why you are hoping letting agents will help you, they are in the business of assisting landlords and turning a profit.

B..

Thanks AprilLady! Glad to see I'm not the only one, really hoping I'm able to move and get settled before Christmas.

I've been asking for a Gas safety certificate for a year, aswell as numerous other things I.E leaking roofs, garage door hanging off, fence collapsed etc, and she has just ignored me, so really not hopeful that it will happen, but will certainly give it a try.

I've also found out recently that my original deposit is not secure.. so looks like I'm not getting that back either.

I'm not expecting the letting agents to bend over backwards for me, just give me somewhere to live, rather than talking down to me and making me feel stupid.

edit - sorry forgot to ask, would offering to pay two months rent upfront help my case also? or does that look too desperate?

DRP

B.. wrote: »

Thanks AprilLady! Glad to see I'm not the only one, really hoping I'm able to move and get settled before Christmas.

I've been asking for a Gas safety certificate for a year, aswell as numerous other things I.E leaking roofs, garage door hanging off, fence collapsed etc, and she has just ignored me, so really not hopeful that it will happen, but will certainly give it a try.

I've also found out recently that my original deposit is not secure.. so looks like I'm not getting that back either.

I'm not expecting the letting agents to bend over backwards for me, just give me somewhere to live, rather than talking down to me and making me feel stupid.

edit - sorry forgot to ask, would offering to pay two months rent upfront help my case also? or does that look too desperate?

well that changes things doesn't it?

afaik that is illegal.

B..

That's why I want to move and why I have no hope of getting a reference. I just want to cut my losses and move on, but finding it difficult

Fire_Fox

B.. wrote: »

Thanks AprilLady! Glad to see I'm not the only one, really hoping I'm able to move and get settled before Christmas.

I've been asking for a Gas safety certificate for a year, aswell as numerous other things I.E leaking roofs, garage door hanging off, fence collapsed etc, and she has just ignored me, so really not hopeful that it will happen, but will certainly give it a try.

I've also found out recently that my original deposit is not secure.. so looks like I'm not getting that back either.

I'm not expecting the letting agents to bend over backwards for me, just give me somewhere to live, rather than talking down to me and making me feel stupid.

edit - sorry forgot to ask, would offering to pay two months rent upfront help my case also? or does that look too desperate?

Contact Environmental Health about the gas safety certificate and repairs urgently, they can enforce them or in certain circumstances you may be able to withhold rent to get this work done yourself. What is the address in this country you have for contacting the landlord and serving notices? It is a legal requirement to have one, WRITE to the letting agent whilst you are still a tenant, you need this for handing in notice and could try small claims at this address. Also run an advanced search on overseas landlords and ask your landlord in WRITING about her income tax arrangements. IIRC the tenant may be liable to pay it if the landlord is not properly registered. Don't worry if she does not reply, you primarily want proof you have contacted them.

You might be able to come up with enough reasons to legitimately withhold rent and effectively get your deposit back. But please do plenty of research on these boards first, particularly paying attention to the experienced landlords that have been posting for years. Also still go through all the checkout process, take loads of photos yourself. If she is overseas she won't be able to claim against you in small claims, and likely won't be too keen to given your deposit was not lodged.

Also note that since your deposit is not lodged, the landlord cannot evict you on a section 21 (no fault) if she is annoyed that you contacted Environmental Health. I am not sure if she can serve a S8 notice to quit if you are not paying rent, but certainly that would not be valid if you are withholding for repairs and you have followed the proper procedure. She can only serve S21 notice to quit or a rent increase ONCE she has refunded your deposit in full. So you either get the repairs done OR she refunds your deposit and gives you notice, seems to me a potential win both ways?

AprilLady

How did the viewing go? Have you managed to get anywhere?

outofmoney

I'm having the same problem, and so many LLs say No HB. Most agents want to know if you are on benefits or not so very hard to hide.

We have had a few say it doesn't matter about HB but then never contact us regarding properties or like recently say they will call back to arrange a viewing then when I call they say it has already gone, Grrrr!