No landlords accepting HB locally

Pineapple88

planetred wrote: »

But the trouble is that apparently estate agents won't even bother asking their landlords and shut you down at the door .

Is there anywhere you could approach a landlord directly? My local paper has ads which are directly from landlords so it might be worth looking there? Mabye look online at websites like Gumtree?

Could you take out a small ad in your local paper? 'Excellent tenant looking for property at £x per month. Willing to pay rent upfront, good references available etc'. This may attrach the attention of some landlords who are willing to give you a chance. Alternatively can your current landlord recommend you to any other landlords he knows?

gizmo111

willber wrote: »

Exactly the reason why landlords don't like HB claimants - they are reliant on the council to make the payments regularly without fail.

Only once in 5 years have I had a late payment from a HB claimant and that was because he was in hospital! Now on my 2nd Hb tenant - the idea that they wont pay soley because they are on benefits is ridiculous - people who work have been known not to pay mortgages and rent from salary as well.

missapril75

withabix wrote: »

This is unfortunately because some idiot decided to 'empower' HB recipients by paying the HB to them rather than direct to the Landlord.

Sadly the alternative is not without its problems. With payments directly to the landlord, he gets his money and everything is great. Or seems so. Until DWP discovers that the tenant has actually been working or some other factor means that the last few months of benefit weren't due and the landlord has to repay it. Or has this changed since my landlord brother was regularly caught out by it?

MHartley wrote: »

As a landlord I can't let to HB recipients. Both my mortgage provider and insurance company forbid it.

That doesn't sound legal to be honest. At the very least it sounds discriminatory in a way that is against human rights principles.

lighting_up_the_chalice wrote: »

If they haven't a contingency to cover unexpected costs such as voids or late payments, perhaps they are in the wrong business. What will they do when the boiler packs up a week before the rent is due?

Perhaps they are already into that contingency fund as a result of other vacancies, or the heating system already packed up.
(sadly I am speaking from experience as I write)

lighting_up_the_chalice

willber wrote: »

Hang on, you seem to be suggesting that the landlord is at fault because he/she demands to be paid on time?

Landlords are not giving a social service - to help the down and outs - they are in it to make money.

They may well and probably do have a few £1000 set aside for contingencies - but that should not include late payers!

I'm suggesting that a landlord who is living hand to mouth with his tenants rent should consider his position very carefully. I replied to someone who stated that a landlord may be relying on his rental payments to pay his mortgage, so clearly has no contingency. It is a very foolish landlord who conducts his business in such a way.

enabledebra

I'm a landlord (10+ years unintentionally-and only 1 property) and I only take HB claimants, precisely because I know many others don't. I've always had perfect tenants and never had a problem. I honestly believe that's because I treat people properly.

And because I want to treat people properly I refuse to use an agent. Look outside of agencies is my advice.

lighting_up_the_chalice

missapril75 wrote: »

Sadly the alternative is not without its problems. With payments directly to the landlord, he gets his money and everything is great. Or seems so. Until DWP discovers that the tenant has actually been working or some other factor means that the last few months of benefit weren't due and the landlord has to repay it. Or has this changed since my landlord brother was regularly caught out by it?

It has. Overpayments can still be recovered from a landlord, but only if they can show that he could reasonably have been expected to be aware of the reason for the overpayment.

missapril75 wrote: »

Perhaps they are already into that contingency fund as a result of other vacancies, or the heating system already packed up.

(sadly I am speaking from experience as I write)[/QUOTE]

Then being a landlord may not be the right business option for them to follow.

missapril75

lighting_up_the_chalice wrote: »

I replied to someone who stated that a landlord may be relying on his rental payments to pay his mortgage, so clearly has no contingency. It is a very foolish landlord who conducts his business in such a way.

Not necessarily foolish. Perhaps just one whose circumstances have changed. Or one who isn't actually conducting it as a business and it's really supplementary income.

missapril75

lighting_up_the_chalice wrote: »

It has. Overpayments can still be recovered from a landlord, but only if they can show that he could reasonably have been expected to be aware of the reason for the overpayment.

Fair enough then.

missapril75

enabledebra wrote: »

I'm a landlord (only 1 property) and I only take HB claimants, precisely because I know many others don't...... I've always had perfect tenants and never had a problem.

Good for you. I operate similarly - except where I am Rent assistance doesn't exist.

I allow pets (most don't); I ask much less than a full month deposit (most charge a full month); I've even taken installments and split rent payments.

I've mostly had very good tenants. Unfortunately the arrears from the tenant who just ran out on me, together with the cost of repairs has just set me back the equivalent of about ten months rent.:(

And it happened just months after paying an even bigger sum for a replacement heating system.

lighting_up_the_chalice

missapril75 wrote: »

Not necessarily foolish. Perhaps just one whose circumstances have changed. Or one who isn't actually conducting it as a business and it's really supplementary income.

He can conduct it for any reason he sees fit. But being a landlord IS a business.