Applying for a council house

BigAunty

Killerseven wrote: »

The problem is the amount of housing benefit said to be for a 3 bedroom place s only enough for a 2bed place, in the private sector. thats why everyone wants a council house that is affordable.

LHA rates are set at the 30th percentile. This means that (allegedly, many dispute it) that a third of local rents are affordable to HB claimants though there are now maximum caps in place that constrain those in high rent areas like London and the south-east.

It used to be the 50th percentile (half affordable to benefit claimants). Many tenants on HB are in properties higher than their LHA rate and pay the difference themselves out of their existing benefits or employment income. You aren't constrained to the LHA rate though it's sensible to get as close to it as possible to avoid over stretching yourself.

Council housing has pretty much ended so most people applying for it will never get a property - huge demand, very little supply. Do the maths.

Your local council may publish figures about their stock and the amount of people seeking it to give you an idea of the poor likelihood in getting it. Or they may have an allocation strategy that severely constrains the on-flow of people applying which is a more realistic approach than allowing virtually anyone over the age of 18 from applying for a social housing tenancy and wasting all the resources in managing the fantasists.

Your local council may also openly publish their strategy for dealing with homeless households, such as the areas outside London where they will ship out people on a private tenancy.

Murphybear

Killerseven wrote: »

The problem is the amount of housing benefit said to be for a 3 bedroom place s only enough for a 2bed place, in the private sector. thats why everyone wants a council house that is affordable.

Unfortunately this varies hugely around the country. I have just had a quick look on Rightmove. In the market town where I live and for 3 miles around there are just 13 x 3 bed roomed properties. 2 of them were twice the LHA rate and only 3 were the LHA rate or less.

Killerseven

NYM wrote: »

The OP says they can afford to rent, but is having difficulty finding a LL willing to take them because of a poor credit history.

I'm fairly sure that there are landlords prepared to take tenants with such a credit history. Just maybe not in the area the OP wants to live.

If I can afford it no problem then why does the area matter?

Anyway, I have another question please, if no section 21 has been issued, then what legal right is an email asking me to end the tenancy?

Is it the case that I have two months from when the section 21 is actually issued?

Killerseven

I tried applying for housing association they told me if the section 21 has not been issued then you have two months from when it is actually issued.

So no hurry then, guess I will wait.

BigAunty

Killerseven wrote: »

Anyway, I have another question please, if no section 21 has been issued, then what legal right is an email asking me to end the tenancy?

Is it the case that I have two months from when the section 21 is actually issued?

A landlord can only regain legal possession upon a court order or when a tenant voluntarily leaves. You don't have to accept the email, however, an experienced landlord will usually follow this up with an S21 whereas an amateur or accidental landlord may be ignorant of housing law.

I believe that council housing/homeless departments generally insist that the tenant receives an S21 before they are prepared to assist the applicant. The Shelter website will give you full info on the eviction/possession process. Again, your local council housing department may have an advice service about the landlord's obligation and their process.

No, it's not necessarily about 2 months from the date of receiving that document and is premised on tenants who are on a monthly rental cycle but it is in that ball park. A knowledgeable landlord will time the S21 so that it expires with the rental period so it may be issued earlier. Again, the Shelter website will give you good info about the technicalities.