Receiving Housing Benefit and have Greedy Landlord

Guest101

JasonBat wrote: »

What do you mean?

If you don't wish to pay for renewal, simply stay on after the end date and the tenancy becomes monthly rolling

paddyrg

Don't be afraid of saying no. You can remind the landlord that you've been there for a decade, required very little of them as a tenant, and will continue to be a good tenant if the rent stays the same. Remind them if you move out, they'll almost certainly need to repaint, recarpet, update all the other decade-plus fittings. Doing that and finding a new tenant is a couple of months rent-free, plus their extra hassle/costs for relisting and new contracts - they're looking at the equivalent of 3 months without money. If the rent increase is £25/month, but you're already paying £850/month, those three months represent 102 months - 8 years - of the rent increase! And then they may get bad tenants. You have a compelling case.

t0rt0ise

Do be careful listening to people on here. A lot of what they say will simply have you end up evicted with all the problems that will cause. And it's doubtful the council would house a single person, at most they give you a hostel place, at worse they give you nothing.

If you want to move into something cheaper, then save up for the deposit, and find something you really like, then hand in your notice and move. It's not unusual for rents to go up each year, mine does too and I live in Housing Association so you may want to consider staying anyway.

JasonBat

paddyrg wrote: »

Don't be afraid of saying no. You can remind the landlord that you've been there for a decade, required very little of them as a tenant, and will continue to be a good tenant if the rent stays the same. Remind them if you move out, they'll almost certainly need to repaint, recarpet, update all the other decade-plus fittings. Doing that and finding a new tenant is a couple of months rent-free, plus their extra hassle/costs for relisting and new contracts - they're looking at the equivalent of 3 months without money. If the rent increase is £25/month, but you're already paying £850/month, those three months represent 102 months - 8 years - of the rent increase! And then they may get bad tenants. You have a compelling case.

That's good advice - thanks.

JasonBat

t0rt0ise wrote: »

Do be careful listening to people on here. A lot of what they say will simply have you end up evicted with all the problems that will cause. And it's doubtful the council would house a single person, at most they give you a hostel place, at worse they give you nothing.

If you want to move into something cheaper, then save up for the deposit, and find something you really like, then hand in your notice and move. It's not unusual for rents to go up each year, mine does too and I live in Housing Association so you may want to consider staying anyway.

On my word! Okay. :shocked: Seems I'm damned if I do and damned if I don't. :sad:

Chrysalis

Guest101 wrote: »

Why do you keep agreeing to rent increases if you cant afford them?

I have been on housing benefit in the past and believe me life isn't that simple.

99% of the private market wouldn't even accept him as a tenant so he is sort of stuck.

To the OP you really need a housing association property, their rents match LHA rates, but to get access you need to register on your local council's choice scheme. Then you can bid on properties.

Hopefully your council will let you register for 'affordability' reasons (seems some councils do not).

Sadly LHA is completely detached from the private market. The divide between private renting and social renting because of that is now huge.

Failing that, you need to tread carefully.

If you ever end up been evicted due to this problem you have to show you tried everything to stay else if you become homeless the council may refuse to help you by classifying you as intentionally homeless.

So

1 - Ask the council for help with the funding gap by granting you discretionary payments. They will likely scrutinise your finances more than just for a normal housing benefit claim for this.
2 - If they refuse, make sure you have it in writing and keep the evidence safe.
3 - Register on all the housing association's in your area, if you not in the choice scheme you are very ulikely to find anything but you need to do this to show you have tried your best to look for alternative affordable properties.
4 - If possible register on the choice scheme and bid for properties you like.
5 - Regarding the tenancy this is a tough one, if you refuse to sign and get evicted as a result, the council may deem it intentionally homeless, however likewise if you sign knowing you cannot honour the payments they may come to the same conclusion, so I am not sure the best way to advise you on this one, I have seen both happen. Councils are under so much pressure for housing, they will deny people for little petty reason's. If you keep evidence that proved you tried to avoid been homeless, it will make it harder for them to deny you help.

We hope some day private rents get regulated and fixed to social rent's, although I think that day will never come.

JasonBat

Chrysalis wrote: »

I have been on housing benefit in the past and believe me life isn't that simple.

99% of the private market wouldn't even accept him as a tenant so he is sort of stuck.

To the OP you really need a housing association property, their rents match LHA rates, but to get access you need to register on your local council's choice scheme. Then you can bid on properties.

Hopefully your council will let you register for 'affordability' reasons (seems some councils do not).

Sadly LHA is completely detached from the private market. The divide between private renting and social renting because of that is now huge.

Failing that, you need to tread carefully.

If you ever end up been evicted due to this problem you have to show you tried everything to stay else if you become homeless the council may refuse to help you by classifying you as intentionally homeless.

So

1 - Ask the council for help with the funding gap by granting you discretionary payments. They will likely scrutinise your finances more than just for a normal housing benefit claim for this.
2 - If they refuse, make sure you have it in writing and keep the evidence safe.
3 - Register on all the housing association's in your area, if you not in the choice scheme you are very ulikely to find anything but you need to do this to show you have tried your best to look for alternative affordable properties.
4 - If possible register on the choice scheme and bid for properties you like.
5 - Regarding the tenancy this is a tough one, if you refuse to sign and get evicted as a result, the council may deem it intentionally homeless, however likewise if you sign knowing you cannot honour the payments they may come to the same conclusion, so I am not sure the best way to advise you on this one, I have seen both happen. Councils are under so much pressure for housing, they will deny people for little petty reason's. If you keep evidence that proved you tried to avoid been homeless, it will make it harder for them to deny you help.

We hope some day private rents get regulated and fixed to social rent's, although I think that day will never come.

Thanks Chrysalis. I think I have little choice but to accede to the landlord's rent increase.

I have tried contacting the council and asked them for advise but none has been forthcoming. You have been far more helpful.

Yep, private landlords aren't in the property business to assist the vulnerable - they are in it to make as much money as they can.

Guest101

You don't need a new contract to increase rent.

JasonBat

Forgot to mention, I applied to join the housing register but my application was refused as I already have a place to live (for how long though is the question).

JasonBat

Guest101 wrote: »

You don't need a new contract to increase rent.

I see - many thanks.