Does leaving a flat help or hinder looking for another?(on LHA)

damino

I am on LHA. Does leaving a flat help or hinder looking for another?

I have a guarantor, and rent can be paid to the landlord directly.

I figure that even the rare times that a landlord will accept a "DSS tenant", he won't be that willing if I call and say it would be 1-2 months until I can move in.

So what would I be expected to do?

Is a person on LHA expected to stay at a family/friend? (what if their parents and uncles/aunts and that generation are gone and their friends are married with kids, making it problematic?)

I would prefer to be more independent and move without a gap but maybe that is almost impossible for anybody to do?

A person on LHA can't really afford to rent elsewhere in the meantime.

one person suggested to me that it's better if a person is renting somewhere, perhaps as it proves competence, but flats often don't last that long on the market for me to say I can be available in 1-2 months, because another potential tenant could call and say they're available now.

I suppose I could give notice then start calling and looking when I have two weeks left but if the search fails, then yikes.

What do people do? What do you suggest?

BigAunty

As you have stated, it's very hard to find accommodation while on benefits. It's still going to be tough going from one property to another property AND going from a friend/relative's place to another property if you are on benefits because it is mainly the benefits part that is the issue (though you are right that some landlords won't wait 1-2 months while a tenant serves notice to their existing landlord). That said, some properties are marketed with a month or so ahead of when the current tenants plan to move out to minimise the void period between the outgoing and incoming tenants.

RAS

You can get LHA for two rentals for a short time if you have to pay both in order to move. You apply for the second one in advance as well (providing the LL will provide a tenancy agreement).

BigAunty

Ah, yes, I forgot that housing benefit is payable on two tenanancy agreements for a short period when they overlap if it is unavoidable. Shelter has a bit more info on this on their website.

damino

I spoke to the council about paying two rents via LHA. "dual rental liability". They said there are no set rules so no guarantee, I can't know until I try, and it's at their discretion.

Let's suppose that i'm confident I can argue it, but it may take time.

(And there's no guarantee I can argue that it's unavoidable.. 'cos they might say it was avoidable i just had to find a flat that was available without a gap. like a flat advertised in advanced - though I haven't seen that on gumtree - i'm trying to avoid an estate agent to avoid the admin fee)

Worst case scenario the landlord can take it out of my deposit.

The landlord where i'd move in might be a bit wary from me being on housing benefit anyway. Any talk of a dual rental liability and he might run a mile, because one of the scares with HB is that if the council are working out an entitlement, the payment even if it happens in your favour, stops for a while so isn't regular .

But I suppose the way it works would be, I move into the second flat. LHA is paid to the second flat and the only question is whether it's paid to the first flat or not during the last 4 weeks. The first flat though, can use my deposit, and I can argue it with the council in my own time during my second tenancy. And i'd then use some savings for the second deposit.. The first landlord might not give me a good reference though..
Another option is I have an inclination also to get HB paid directly to me, not tell any landlord i'm on HB but perhaps one can run into problems if not being open, and if they ask me if I work(I don't at the moment and if I did any time soon it wouldn't be full time) and I am not so keen on lying saying that I do work full time, and it'd be a huge lie and maybe illegal too to say that when I don't. I have a guarantor which is fine for when saying i'm on HB, but do people use a guarantor if not on HB?

Also with the dual rent liability thing and the potential delay i'd face arguing it, it'd difficult. Because the guarantor is a relative, and while i'd want to pay him from my savings if the dual rent doesn't get paid for the first flat and the first flat uses my deposit, i'm not sure the guarantor would be so happy, because it's a catch 22 for them.. If I offer to pay him from my savings he wouldn't be happy, and if he had to pay then he wouldn't be happy and it wouldn't be fair to him.

silvercar

Unless you are vunerable or deemed incapable of managing your affairs, the LHA would be paid to you and you would pay the landlord direct. Provided you can pay the rent monthly and have enough savings to tide you over the initial period where your rent is due in advance and LHA paid to you in arrears, the landlord should not suffer any hardship due to you being on HB.

If you are going to expect your landlord to wait until your LHA is sorted out and pay rent in arrears, he may be less keen for you to have the property.

Remember LHA is paid to people in work as well as out and people lose jobs etc so no reason for you to prove unreliable.

That said landlords can be nervous of HB tenants.

FR_262

As a private LL I can't wait a month for you to give notice. I did this once and the prospective changed their mind so I had to start advertising again and lost a lot of money.

You must tell your LL that you are receiving benefits as it affect the insurance. It might be invalid if you don't tell him, then you would be liable for any repair costs.

BTW LL insurance for benefits claimants is more than for working tenants.

I no longer take tenants who rely completely on benefits because every single one has defaulted on rent payments which makes life difficult for me. Usually the benefits are put on hold pending some investigation or paperwork but I'm the one to suffer.

I hope you manage to find somewhere and I wish you luck.

BigAunty

damino wrote: »

Another option is I have an inclination also to get HB paid directly to me, not tell any landlord i'm on HB but perhaps one can run into problems if not being open, and if they ask me if I work(I don't at the moment and if I did any time soon it wouldn't be full time) and I am not so keen on lying saying that I do work full time, and it'd be a huge lie and maybe illegal too to say that when I don't. .

Most landlords undertake tenant verification and this includes taking up employment references to confirm salary, checking whatever the tenant says on their tenancy application form. This is when they detect that their tenant doesn't earn sufficient to pay the rent without HB or doesn't have a job.