Urgent; single room rental. many questions

familyguyabcd

Hi need some urgent advice.


I ‘m currently in a dire situation, I’m looking for a single room in London. I’m going through a divorce. My ex- partner threw me out the house. That doesn’t really concern me. I’m working at the moment and can pay three months rent no problem. Thing is if I get the property (single room, shared bathroom kitchen etc) and I lose my work as it’s a short term thing, can I claim housing benefit, until my next project?


I have never been on housing benefit before but it looks like I may have to once this project comes to an end, in three months. As I reckon there will a 3-5 month gap before my next project begins. The private landlords only want professionals which I am.


I’ve contacted housing benefit in anticipation regarding this. They have told me you have a right to claim housing benefit and if your job ends do not have to tell the landlord about this. They mention something regarding ticking a box to have the money paid to you, on the form? Is this correct?


The lady informed me not to beat myself up. She said you’re working and you have a right to a roof over your head and to claim housing benefit (and job seekers) until your next job, if needed.


Thing is I’ve rang many single room vacancies and It seems that regarding these single rooms lets, the people in charge are loathe to offer tenancy agreements? Which I would need to prove to housing benefit that I am there? What do I ask for, a contract, a short hold tenancy? Which?


Also the single room offers seem to fall into two categories, either:-
A- families or house owners letting out their spare room


B professional landlords that convert multi-room properties into bedsits; with communal bathroom and kitchen?


The lady also warned me regarding to be careful of families or owners letting out rooms. It seems many of these in London claim benefits themselves, and as such is therefore acting illegally. Is there any method for finding the professional landlord that lets out single rooms? As I do not want to be in the situation of trying to claim housing benefit for a single room in a house where the owners are claiming as well!


I assume for my purposes I would be best looking for b? Is this correct? I’m also concerned if my job falls through in the next three months that if I do claim housing benefit at the property then letters may be picked up? Is there any way avoiding this?


I’m not trying to play any angles just want to keep a roof over my head. I’m seeing 5 properties today so any advice would be helpful. I do not want to move into a place only to be in the same dire situation as now in three months, thanks. please reply as im running out of time

da_rule

You should generally be able to tell from the property if it is a professional landlord (i.e. do they also live in the same property).

If the property is a House of Multiple Occupancy (HMO) then you should have a tenancy agreement. If it isn't (e.g. a very small building or a room in a family home) then you should have a licence.

Although you don't have to tell your landlord about certain changes in circumstances, if there is a clause in the agreement about informing them about losing your job etc then you could find yourself in breach of your agreement if you don't.

Jenniefour

familyguyabcd wrote: »

Thing is I’ve rang many single room vacancies and It seems that regarding these single rooms lets, the people in charge are loathe to offer tenancy agreements? Which I would need to prove to housing benefit that I am there? What do I ask for, a contract, a short hold tenancy? Which?

You clearly need an agreement of some kind, in writing. If you go for a bedsit in a HMO then there should be some kind of tenancy agreement in writing anyway. If you go for being a lodger then most live in landlords will be happy to supply a written agreement that states the rent, what that includes, deposit and so on. I would get back to Housing Benefits and ask them what would be acceptable. I am a live in landlord and for both lodgers (one still here) gave them an agreement, signed by both of us, with includes the information above. Any landlord who is not willing to give you some sort of reasonable written agreement with all the important details on it is more likely to be cheating someone, whether it's the Inland Revenue or benefits.

Also the single room offers seem to fall into two categories, either:-

A- families or house owners letting out their spare room

B professional landlords that convert multi-room properties into bedsits; with communal bathroom and kitchen?

Your other option is a house or flat share where you jointly rent the entire property from the landlord with others. Perhaps replacing someone who is leaving such a set-up.

The lady also warned me regarding to be careful of families or owners letting out rooms. It seems many of these in London claim benefits themselves, and as such is therefore acting illegally.

Whilst the lady was right to advise you about this there are many live in landlords in London who do not claim benefits (and I think there will be some benefits that are exempt anyway, such as the present day family allowance, you could check this). If you wanted to try being a lodger then simply ask the person(s) who have the room to let. Lots of them put this information on their ads anyway. E.g. on Spareroom.

Is there any method for finding the professional landlord that lets out single rooms?

Yes, Gumtree, Spareroom and so on. Possibly some letting agents - but you will most likely have to pay a fee if you use an agent.

As I do not want to be in the situation of trying to claim housing benefit for a single room in a house where the owners are claiming as well!

Ask, if this information cannot be gleaned from an ad.

I assume for my purposes I would be best looking for b? Is this correct?

That depends, all three options are viable possibilities, it's about finding somewhere you like (or like enough for now) and getting an acceptable written agreement that would be fine for HB, if the need arises.

I’m also concerned if my job falls through in the next three months that if I do claim housing benefit at the property then letters may be picked up? Is there any way avoiding this?

No landlord should be opening post not addressed to them. You are a professional and if your job goes you say it may take you a few months to get another. This is not going to be the big deal you might be imagining for some landlords. If you're live in it might well be obvious - but not a big deal at all. This is information you do not have to give whilst looking as you may not lose your job. Just make sure you have the right kind of written agreement in place, should you need to claim HB.

I’m not trying to play any angles just want to keep a roof over my head. I’m seeing 5 properties today so any advice would be helpful. I do not want to move into a place only to be in the same dire situation as now in three months, thanks. please reply as im running out of time

OP, being a lodger might well give you a bit more flexibility in the shorter term as you will not be tied into a long agreement. Could be a useful short term solution till you get through the next few months.

Jenniefour

da-rule. No license needed for lodgers. Good live in landlords will give a clear written agreement with rent etc. on it.

da_rule

Jenniefour wrote: »

da-rule. No license needed for lodgers. Good live in landlords will give a clear written agreement with rent etc. on it.

Not needed no, but gives both parties extra security and may make claims for benefits easier.

Jenniefour

da-rule. Never, ever heard of this and don't know anyone who does it, or would want to, including myself.

Threads about nightmare lodgers/nightmare live in landlords are not everyday issues on here (unlike problems with tenants/landlords). When they pop up it's usually because there's been no clear agreements at the outset, one or both of them do not understand that essentially there are no rights or security, and/or one or both of them have not chosen well/thought it through carefully enough beforehand. Those for whom security is a high priority are not going to be considering being a lodger - unless there is no other viable choice. Security lies in both making good choices and clear written agreements. Two of my friends have had lodgers longer than a lot of people have had tenants!

da_rule

Jenniefour - I don't disagree with you, all I'm trying to point out to the OP is that there are formal agreements out there. I personally have lived in a house where I had a licence. It gave me information on things like my rights to use communal areas as well as rent etc. A licence agreement would also be suitable for use in a small property which falls outside of the scope of being a HMO.

Jenniefour

da_rule wrote: »

Jenniefour - I don't disagree with you, all I'm trying to point out to the OP is that there are formal agreements out there. I personally have lived in a house where I had a licence. It gave me information on things like my rights to use communal areas as well as rent etc. A licence agreement would also be suitable for use in a small property which falls outside of the scope of being a HMO.

OK, got it now! So a license is exactly what I call a written agreement with all the information on that you indicate. I didn't realise that they were called licenses. Thanks

da_rule

Jenniefour wrote: »

OK, got it now! So a license is exactly what I call a written agreement with all the information on that you indicate. I didn't realise that they were called licenses. Thanks

Got our wires crossed there then, sorry. Yes a license is basically a agreement which gives someone rights over your property, but where the property is not in exclusive possession or could not otherwise satisfy the requirements to be a tenancy.

Jenniefour

Thanks, that's very useful to know.