Tenants getting housing benefit

MissMoneypenny

NoAngel wrote: »

So it seems!

Just called the HB office. Found out the payment went through today and will take a few days to clear. It's in arrears so isn't as much as we'd have had if they'd been paying as agreed but I am relieved. And it's coming directly into my account which is good.

I think you will find that HB is always paid 4 weeks in arrears; others will correct me if I am wrong; whereas rent is normally paid monthly in advance.

I was once a landlord and decided it wasn't for me either. Those who think it is just a way of getting someone else to pay the mortgage, are in for a shock. Being a landord is a business; with all the pitfalls a business can have; plus the tax office have to be told too about the rent (never annoy the tax office; they can be vicious).

Dunroamin

NoAngel wrote: »

Hi, thanks for the advice but I am well aware of all of the essentials, yes our mortgage lender know, yes we have insurance, we have gas and electrical safety certificates.

I am also aware that the tenant does not have any obligation to show people round, this is all in hand. The tenants were also aware that the house was for sale, it has a for sale sign on and has done since before they moved in.

Although I appreciate the advice I do feel as though it's a little patronising when it's not really related to my question.

Many people who let properties don't know all this and, as you seemed to think that HB/LHA was paid direct to you, there was no reason to think that you were particularly knowledgeable on the subject.

There's no such thing as too much information.

atrixblue.-MFR-.

im glad the ball has started rolling for you.

as patronising as it seems to you people genuinly were seeking to help and guide you through this process and legally as details were not at hand and rightly so this is a benefits forum thread and nothing to do with the situ.

i guess the tenants are on a short term renewable lease, now you have intentions of moving back in when their lease is up now would be a good time to inform them that at the end of their term of tenancy, you will not be renewing the lease, this will give them ample time in wich to find alternative accommodation, either social or private. i would also mention that its not due to them having lost their job and in reciept of HB, its purely because it was not your intention of having a long term rental income and that you will be concerntrating on pushing for the sale of the property, and the only cost affective way of doing that is being at the property yourself.

oh sorry if you find patronising, its just that i post in view of others in you sitation will read this aswell and gain advice from it.

terryw

Worth having a look at this:
http://www.dwp.gov.uk/docs/tpp-new-creditor-guide.pdf

It is only a small amount but shows the tenant in arrears that you are serious.

MissMoneypenny

Dunroamin wrote: »

Many people who let properties don't know all this and, as you seemed to think that HB/LHA was paid direct to you, there was no reason to think that you were particularly knowledgeable on the subject.

There's no such thing as too much information.

It's not a legal requirement to have the "electrical safety certificates" that the OP mentioned either.

IMO, it is better to have this anyway: for the tenants' safety and any claim they or their estate, may make against the landlord.

shoe*diva79

MissMoneypenny wrote: »

I think you will find that HB is always paid 4 weeks in arrears; others will correct me if I am wrong; whereas rent is normally paid monthly in advance.

I was once a landlord and decided it wasn't for me either. Those who think it is just a way of getting someone else to pay the mortgage, are in for a shock. Being a landord is a business; with all the pitfalls a business can have; plus the tax office have to be told too about the rent (never annoy the tax office; they can be vicious).

My HB is paid fortnightly in arrears.

atrixblue.-MFR-.

shoe*diva79 wrote: »

My HB is paid fortnightly in arrears.

this can be requested under a written letter to the HB, but its usually 4 weekly in arears and the tenant would have to request that under a plea for better budgeting. as its being paid directly to the private landlord then this can be refused as the tenant is not seeing the monies or oversseing the management of the monies to the land lord.

MissMoneypenny

terryw wrote: »

Indeed it should but you have to be proactive here. Have you issued a section 21 ?

Have you put the deposit in one of the 3 deposit schemes and given the tenant the Prescribed Information?

The Section 21 has to be legal and issuing it before the deposit is protected, invalidates the S21. Even if you used an agent, it's the landlord's responsibilty to ensure the deposit is in one of the 3 schemes.

MissMoneypenny

RAS wrote: »

Hi

Write to the tenant with an account and give them a few days to bring it up to speed or a section 8 will be in the post.

What good with that do? All the tenant has to do is pay off a little of the back rent so that it is under the two months rent owed before the court appearance and it will be thrown out of court - because the rent is not two months behind. They can just keep going on like that.

People will treat you the same way you treat them. Much better for landlords and tenants to be on good terms with each other. The guy lost his job and applied for HB; which took time as there is a recession on and a Euro crisis and more people are wanting welfare; but the money is now through. OP want her house back to sell it while she is in there, so issue a legal S21. The tenant knew the house was up for sale as OP has now told us her board was up. Keep it nice.

NoAngel

Hi again. Sorry for sounding short and making the comment abut being patronising, bit stressed out with it all and really do appreciate all of the advice given.

I used to work in a letting office so I knew that the electrical safety certificate wasn't essential but my mum gets them done as she's a foster career and it just seemed like a good idea.

Many people who let properties don't know all this and, as you seemed to think that HB/LHA was paid direct to you, there was no reason to think that you were particularly knowledgeable on the subject.

The HB is actually being paid directly to me until they are out of arrears.

And we really have tried to be understanding, I've reassured the tenant that I'll wait for the money. I did get a bit stressed when his phone got disconnected and I had no way of making contact but I resolved that by calling his father.

i guess the tenants are on a short term renewable lease, now you have intentions of moving back in when their lease is up now would be a good time to inform them that at the end of their term of tenancy, you will not be renewing the lease, this will give them ample time in wich to find alternative accommodation, either social or private. i would also mention that its not due to them having lost their job and in reciept of HB, its purely because it was not your intention of having a long term rental income and that you will be concerntrating on pushing for the sale of the property, and the only cost affective way of doing that is being at the property yourself.

Thanks for this, it's very helpful and I'll take this advice. We already discussed the fact that it's short term whilst I'm working away and the house won't be big enough for them once their baby needs her own room.

Thanks all.