Question to LLs from DSS/Student Tenant

AngelPie78

I am having to look for a new places to rent and am trying to develop a plan of action to find a new house asap.

I am a 36 year old university student with three children aged 16, 8 and 5. I have joint custody of the two little ones and my daughter spends most weekends with my mum. I receive full student loans, as well as some housing benefit and tax credits. My net income is around £28k per year.

I have no-one who can be a guarantor but have a reference from my current LL and can provide character references, if needed.

Many agencies won't help me as I don't work full time and I can't get a student let, because I have children. Some agencies will help but then won't accept DSS.

I appreciate all of this, but wanted to maximise my ability to get a property so thought I could prepare a letter explaining my circumstances, provide proof of my income and provide the reference from my current LL and send this to LL or agencies, when I see a property I am interested in. I thought that this would show my effort and willingness to be as professional as I can.

What do you think? Am I wasting my time doing that? What do you think would make you consider a tenant like myself?

TIA x

thesaint

Why are you moving?

BigAunty

In a historic thread, you allude to debts. Are these formal debts like CCJs or are we talking about the odd default or authorised overdraft?

AngelPie78

Hiya, I am moving as the current house I am renting (through a friend) is being sold...

Yes, I have some debt - no recent cars, one ccj over a year ago but quite a few defaults, late payments and general debt. Am trying to get myself sorted and have switched my accounts to a new bank which is going to help me budget. I was two months behind my rent though the bank making a mess up and me not fully understanding some finances from uni all at the same time. That's all resolved now though and am up to date with the rent.

Thanks,

Michelle

theartfullodger

Just because the house is being sold does not end the tenancy nor require you to move: The new owner simply becomes your new landlord..

Have you been served any formal notices (S21, S8) by your current landlord?? Was a deposit taken & if so was it protected within 30 days??

Are you sure you are entitled to HB/LHA with your student grant etc?? - i.e. is that all declared to HB/LHA people??

Cheers!

G_M

theartfullodger wrote: »

Have you been served any formal notices (S21, S8) by your current landlord??
Was a deposit taken & if so was it protected within 30 days??

Cheers!

Are you in a fixed term tenancy? Start/end dates?
Is your tenancy Periodic (monthly)?

RAS

previous thread https://forums.moneysavingexpert.com/discussion/4911218

AngelPie78

RAS wrote: »

previous thread https://forums.moneysavingexpert.com/discussion/4911218

Thanks for that I just wanted to know whether a letter would be a good idea or not lol. I've already asked all the questions about if I have to move or not, and what is the best way to try and find somewhere else to live.

Possibly I should have mentioned my other thread, but I didn't think it was relevant to my actual question hehe x

BigAunty

Given your history rent arrears, will your landlord actually give you a positive reference?

You have 4 issues, really - landlords don't like students, HB claimants and those with poor credit records/history of rent arrears.

Generally, landlords that do accept tenants in these 3 groups prefer that they offer a guarantor and you can't provide one, issue number 4 (or payment of 6 months rent upfront which doesn't seem possible for you). You will have 5 issues if your landlord doesn't provide a positive reference though it seems not to be a problem for you.

It's about your level of risk from a business perspective, rather than flaws in your character (re your offer to provide a character reference which I feel is pretty worthless - who will supply this - a friend? a relative? perhaps pointless).

I feel the provision of a guarantor would bring the most benefit but this is not available to you - not even from your ex?

Go ahead and write those letters. Put up a 'wanted' ad on Gumtree and similar sites (be aware of scammers) and do contact each and every ad where they offer accommodation but say 'no HB/DSS' to see if you can persuade them. It can't do any harm but might not bring any joy, you won't know until you try. I imagine agencies just have pretty much a blanket ban on HB claimants.

You may have to accept that you will end up seeking the services of the local council to prevent your homelessness.

thesaint

BigAunty wrote: »

Given your history rent arrears, will your landlord actually give you a positive reference?

The current landlord is a friend.

I ignore good references from current landlords anyway. Any landlord or agent should do the same.

AngelPie78

thesaint wrote: »

The current landlord is a friend.

I ignore good references from current landlords anyway. Any landlord or agent should do the same.

Hiya, thanks for the reply. Can I ask why you ignore good references from the current landlords? Am just curious tbh.... He will give me a good reference and the rent arrears were not my fault and the bank made an error and we're sorted as soon as possible so no need to worry about that.

I definitely don't have a guarantor. The ex doesn't speak to me when he picks the kids up, let alone be a guarantor. All my friends are either part time workers and mums, or fellow students .