DSS with my sister in 2 bedroom flat - is this realistic?

TORTURED

My sister is looking for a place too. I will be sorting everything out very soon but I would like to know this in the meantime.

Is it possible that me and my sister (both DSS for now) can find a 2-bedroom flat that accepts DSS and then both go halves and live together?

We get on well and so on - doing our halves each is no problem.

However, I have no idea exactly how DSS works (yet), so it sounds like it may be impossible - perhaps the system would just not allow two separate adults to go in to a DSS flat, half and half.

We would both be getting DSS and JSA (for now), so we would have enough for the rent whilst we move on and so on.

How would we go about doing it? The landlord may be cool - but then we'd have to apply for DSS before we go, or after we go (with borrowed deposit) and so on?

We're not scroungers! We are just in a tricky situation right now.

Any tips, help, anything?

Thanks in advance!

Caz3121

best way would be to have a lease with both your names showing you each responsible for 50% of the rent
You will both be able to claim up to the shared accommodation rate each (in some areas 2 x Shared rate may be less than the 2 bedroom rate, in others more)

TORTURED

Just to clear this up as there has been some confusion, I came to this conclusion after realising that my initial plans weren't going to work as you can read about in this particular forum. (I can't post links yet)

I'm learning as I go along, putting my plans into action in real life and learning here at the same time. I would appreciate any help on the matter.

Caz3121 wrote: »

best way would be to have a lease with both your names showing you each responsible for 50% of the rent
You will both be able to claim up to the shared accommodation rate each (in some areas 2 x Shared rate may be less than the 2 bedroom rate, in others more)

Thanks! This would be great, it sounds like you know it's possible.

pmlindyloo

Caz3121 wrote: »

best way would be to have a lease with both your names showing you each responsible for 50% of the rent
You will both be able to claim up to the shared accommodation rate each (in some areas 2 x Shared rate may be less than the 2 bedroom rate, in others more)

You cannot have a joint tenancy and be responsible for half the rent each to the landlord. A joint tenancy agreement means that you are both responsible for the rent.(i.e if one of you doesn't pay the landlord will come after either of you!)

However, as far as housing benefit is concerned if you have a joint tenancy agreement then you would be eligible for half the rent each (hope that makes sense!)

As said, you and your sister would each only be eligible for the shared accommodation rate of local housing allowance for your area (you can look this up on your local council website)because you are sharing accommodation.

I would be surprised if this would be enough to cover the rent on 2 bed place. Would you be able to 'top up' the rest yourselves?

From your previous threads it seems that you are thinking of applying for JSA/ESA.

Please be aware that many landlords will not rent to people on benefits.

Where are you both living at the moment?

Have you been to the council and asked for help with your housing problem? They should give you some advice, especially if you have no permanent place to live.

Not particularly good news I'm afraid. Could you and your sister get lodgings somewhere? Or possibly a bedsit some where?

pmlindyloo

Have just read your other threads.

You need to get your JSA/ESA sorted before you think about renting. otherwise you will have no money!

You can apply for JSA online. Since you say that you left your last job you may be sanctioned so you must get this sorted out asap. You may find yourself in the position that you have no money.

When is your dad moving? Just trying to establish how long you have before you are homeless. What about your sister? Does she live with your dad at the moment?

Dunroamin

pmlindyloo wrote: »

You cannot have a joint tenancy and be responsible for half the rent each to the landlord. A joint tenancy agreement means that you are both responsible for the rent.(i.e if one of you doesn't pay the landlord will come after either of you!)

However, as far as housing benefit is concerned if you have a joint tenancy agreement then you would be eligible for half the rent each (hope that makes sense!)

As said, you and your sister would each only be eligible for the shared accommodation rate of local housing allowance for your area (you can look this up on your local council website)because you are sharing accommodation.

I would be surprised if this would be enough to cover the rent on 2 bed place. Would you be able to 'top up' the rest yourselves?

From your previous threads it seems that you are thinking of applying for JSA/ESA.

Please be aware that many landlords will not rent to people on benefits.

Where are you both living at the moment?

Have you been to the council and asked for help with your housing problem? They should give you some advice, especially if you have no permanent place to live.

Not particularly good news I'm afraid. Could you and your sister get lodgings somewhere? Or possibly a bedsit some where?

I'd expect that 2 x the shared accommodation rate would cover the rent of a 2 bed flat, just as I'd expect 3 x the rate to cover the rent in a 3 bed. Surely that's exactly the sort of accommodation that the shared rate is designed to cover?

Murphybear

LHA is set so that it is supposed to cover 30% of available property. However in some areas property is much more expensive. Where I live in mid Devon shared accommodation rate will get you 13% of properties (based on RightMove, within 5 miles of the market town, based on 2 people sharing a 2 bedroomed flat/house). LHA will only cover 11% of properties for single bedroomed property.

Rents have gone up a lot more than LHA rates.

jacques_chirac

Murphybear wrote: »

LHA is set so that it is supposed to cover 30% of available property. However in some areas property is much more expensive. Where I live in mid Devon shared accommodation rate will get you 13% of properties (based on RightMove, within 5 miles of the market town, based on 2 people sharing a 2 bedroomed flat/house). LHA will only cover 11% of properties for single bedroomed property.

Rents have gone up a lot more than LHA rates.

LHA will cover 30% of rents within the BRMA - that is not the same as 'within five miles of the market town'. Also, many of the lower rents will not be on Right Move - it is not a reliable indicator of overall rent levels as it is skewed towards the top end of the market.

pmlindyloo

I looked up two times the shared accommodation rate and compared it with the LHA for two bed accommodation. In no case did I find it matched the amount given for the 2 bed LHA.

I take your point that not all 2 bed accommodation will have a rent set at above the 2 bed LHA level but there will still be a shortfall from the 2 x the shared accommodation rate.

Perhaps the OP and his sister will be lucky but I suspect they have bigger problems to deal with than the amount of rent they have to pay if they took this route. OP has not applied for JSA or ESA yet.

TORTURED

Thanks for the great replies, we have 2 weeks max - however this is not a proper 'deadline' - we need to leave ASAP! However, I'm in a tricky situation because my sister is on holiday with her real dad (half-sister, close as full sister). I don't even properly live here but this is my last 'good' place to stay.

I'm starting now, so thanks a lot for the food for thought and great replies! I've been soaking in all information.