Finding rental home when on minimal HB/CTB

luminated

HappyMJ wrote: »

Many landlords are looking for long term tenants.

A good point for us as we definitely want long term. Another thought, or two, is that we blemish free as far as credit is concerned. And we would have impeccable references from where we are. Our landlord couldn't believe the amount of work we did as soon as we moved in - when I was in better condition.

HappyMJ

luminated wrote: »

A good point for us as we definitely want long term. Another thought, or two, is that we blemish free as far as credit is concerned. And we would have impeccable references from where we are. Our landlord couldn't believe the amount of work we did as soon as we moved in - when I was in better condition.

Could you get your family to be a guarantor for you in case the benefits don't come through the rent will still be paid.

What would you get in Housing Benefit anyway? On your level of income it doesn't sound like it's going to be much anyway. Personally, I wouldn't mention that you are claiming Housing Benefit. As long as you earn 30 times the monthly rent then it doesn't matter whether you claim or not.

As far as the Nationwide pulling mortgages....that was for landlords renting to Local Authority tenants...not private tenants on Housing Benefits....but they have reversed that anyway as too many customers were confused by it.

luminated

HappyMJ wrote: »

Could you get your family to be a guarantor for you in case the benefits don't come through the rent will still be paid.

What would you get in Housing Benefit anyway? On your level of income it doesn't sound like it's going to be much anyway. Personally, I wouldn't mention that you are claiming Housing Benefit. As long as you earn 30 times the monthly rent then it doesn't matter whether you claim or not.

As far as the Nationwide pulling mortgages....that was for landlords renting to Local Authority tenants...not private tenants on Housing Benefits....but they have reversed that anyway as too many customers were confused by it.

Family could act as guarantor but very very reluctant to ask being a very proud OAP (only just though)

As my OP heading I foresee minimal HB/CTB and can go to nearly 700 PCM but feel I need to be prepared in case it is impossible to hit this figure and need to go over. It may be LL/LA will stretch a few pounds a month more so not a problem. But I know how strict both can be from what I hear and have read on forums. More so where we are looking at moving to (Herts) than where we currently live (Devon).

fishybusiness

Many landlords may be put off by students as they tend to be short term lets who only rent for a year before moving on. Many landlords are looking for long term tenants. It may have nothing to to with your limited income.

Probably worth being more specific, I have found it is not landlords that are itchy about students but the agents, often high street agents. In the past they have used tenant reference checks to 'measure' suitability, checks we as prospective tenants have had to pay for. Proof of income is a pain, and they don't seem able to accommodate student income so well - that is what the agents have told us.

Once they have a recommendation from their check, that is it, and often they have just said no, lack of income is the problem.

We gave up with agents in the end and looked for landlords directly. Much more helpful in general.

Funnily enough, our current home was found through an interesting avenue. Again, we found it through an agent that said no. I was so annoyed at being knocked back again I went to the land registry and found out who owned the house. After some 'googling' I found the owners contact details, emailed them and after some negotiation we took on the tenancy

luminated

fishybusiness wrote: »

Funnily enough, our current home was found through an interesting avenue. Again, we found it through an agent that said no. I was so annoyed at being knocked back again I went to the land registry and found out who owned the house. After some 'googling' I found the owners contact details, emailed them and after some negotiation we took on the tenancy

Thanks for sharing your experience and it sounds like a good £4 spent.

Darlyd

Does HB get paid directly to you? Would the landlord even have to know you claiming it? Mind you I spect the HB would need some type of proof from the landlord for you to claim?

HappyMJ

darlyd wrote: »

Does HB get paid directly to you? Would the landlord even have to know you claiming it? Mind you I spect the HB would need some type of proof from the landlord for you to claim?

A tenancy agreement and bank statements are all that is needed to claim housing benefit. The landlord doesn't need to know....However, putting down non existent income on a tenancy application would be fraud and if the tenant does not earn 30 times the monthly rent then it's unlikely the agent or landlord would grant the tenancy.

luminated

darlyd wrote: »

Does HB get paid directly to you? Yes it does Would the landlord even have to know you claiming it? No my LL hasn't and will not be told Mind you I spect the HB would need some type of proof from the landlord for you to claim? I only needed a copy of my tenancy agreement to cover that bit of the information required

All in all I found the process (first time in my life) far less stressful than I thought it would be. Rang Friday, form in post Saturday rang Monday and went to council offices in that morning , confirmation for award (from the council) on the Thursday and first payment within about the following week or so. I felt lucky to be in an area that handled it so fast and with a very nice chap who dealt with it.