A Quick Question for Landlords

LocoLoco

After a lot of searching we have finally found a landlord who is willing to consider housing benefit. The property is being let through an agency and, all being well, we will be viewing next week.

I'm just doing up a bundle to take with me in the hope of being able to make the process as smooth as possible. I've done an income and expenditure sheet up, I've got proof of deposit/first month's rent/agency/moving costs, our eligibility for HB is sound (we've been on if for a long time due to my son's disability), the rent is within the Local Area Housing Allowance so will be covered in full by housing benefit and my current landlord is happy to give us a good reference and I can give them details of people they can contact for character references if necessary. Obviously I have ID as well, I just wondered if there's anything else I can do to help the process?

Many thanks in advance

HappyMJ

You'll need a guarantor and/or you'll need to pay 6 months rent upfront.

Housing Benefit is not guaranteed. You've been on it a long time so you should remember that over time housing benefit has changed. It used to pay the rent in full on a property that was equal to or cheaper than 50% of rental properties on the market. That's now 30%. HB used to pay an additional sum of money if you could find a cheaper property than the LHA rate. That's been removed. The next budget might change all this again and not pay as much as you get now.

So...as a landlord...I do not rely on promises of housing benefit. I want to see and will only take into account earnings and benefits that are currently in payment such as contributions based benefits, PIP's, child tax credit and child benefit. If you happen to be eligible to claim a payment of HB I don't want to know. If you can pay 6 months rent up front and/or have a guarantor (who owns a home) then that would secure the property.

I do know my tenant does claim HB (through the grapevine) but I have nothing to do with the claim and if the tenant doesn't tell me they're claiming HB then I don't have to inform the insurer which means much lower premiums.

LocoLoco

HappyMJ wrote: »

You'll need a guarantor and/or you'll need to pay 6 months rent upfront.

Housing Benefit is not guaranteed. You've been on it a long time so you should remember that over time housing benefit has changed. It used to pay the rent in full on a property that was equal to or cheaper than 50% of rental properties on the market. That's now 30%. HB used to pay an additional sum of money if you could find a cheaper property than the LHA rate. That's been removed. The next budget might change all this again and not pay as much as you get now.

So...as a landlord...I do not rely on promises of housing benefit. I want to see and will only take into account earnings and benefits that are currently in payment such as contributions based benefits, PIP's, child tax credit and child benefit. If you happen to be eligible to claim a payment of HB I don't want to know. If you can pay 6 months rent up front and/or have a guarantor (who owns a home) then that would secure the property.

I do know my tenant does claim HB (through the grapevine) but I have nothing to do with the claim and if the tenant doesn't tell me they're claiming HB then I don't have to inform the insurer which means much lower premiums.

Okay, thanks for that, looks like we won't be getting it after all! I'd have thought they'd have told me if they wanted a guarantor or six months in advance, they know our situation but didn't mention any of that? Thanks for the info, I think I'll ring them again to ask, no point wasting their time if I can't give them what they want. Thank you for the information.

HappyMJ

LocoLoco wrote: »

Okay, thanks for that, looks like we won't be getting it after all! I'd have thought they'd have told me if they wanted a guarantor or six months in advance, they know our situation but didn't mention any of that? Thanks for the info, I think I'll ring them again to ask, no point wasting their time if I can't give them what they want. Thank you for the information.

They did say the landlord accepts housing benefit though so you might be okay. Some landlord's specialize in housing benefit claimants as they can get more for the property than they otherwise would have got.

LocoLoco

HappyMJ wrote: »

They did say the landlord accepts housing benefit though so you might be okay. Some landlord's specialize in housing benefit claimants as they can get more for the property than they otherwise would have got.

Thanks, I'll ring them and double check, it's a long drive and I don't want to get all the way there just to fall at the first hurdle! Will find out more, thanks for the heads up.

pollydollydoodah

Not every landlord says this. If they've said they accept hb and not asked for 6mth rent/guarantor then don't suggest that or they may change.

You sound like you've got the paperwork sorted, so go with that.

AnnieO1234

I personally would bite your hand off I think. You sound like a tenant who won't be causing problems and will be putting down some roots for a while. I'd rather that, even with higher insurance, than risk voids etc. xxx

[Deleted User]

As said, there are a lot of LL's who won't rent to HB tenants but there are still some who will.

On here is posting a LL who won't, which is his choice and one he's free to make.

It sounds like the property you are after has a LL who may rent to HB tenants. Personally, I'd take some bank statements to show I know how to handle what money is coming in. It is true that things can go wrong (as it can with people who work strangely enough) so showing you pay rent in spite of that (I've had to do this) is good.

However, it may be that your LL still asks for a guarantor or money up front. My ex LL knew I was coming in courtesy of a LA loan to cover the first month's rent and deposit..,but still asked for a guarantor. I couldn't provide one but I had enough documentation to show I was reliable, thank goodness. He rented to me anyway. I can't say I am anything but relieved to leave that property (side issue lol) but I was there for four years and always paid rent on time, inspite of half my benefits being temporarily stopped at one point (we didn't eat much for some weeks).

I also made sure I had enough money for the second month's rent as I was pretty sure it would take over a month for HB to be paid (and its paid in arrears, rent is paid in advance). It was needed.

LocoLoco

pollydollydoodah wrote: »

Not every landlord says this. If they've said they accept hb and not asked for 6mth rent/guarantor then don't suggest that or they may change.

You sound like you've got the paperwork sorted, so go with that.

Ok, thank you for that, it's a bit of a mine field, isn't it?! Thank you, will keep my fingers crossed and hope for the best.

LocoLoco

AnnieO1234 wrote: »

I personally would bite your hand off I think. You sound like a tenant who won't be causing problems and will be putting down some roots for a while. I'd rather that, even with higher insurance, than risk voids etc. xxx

Thank you, Annie. I do find the housing benefit thing an absolute nightmare, it's very frustrating to have such a big obstacle in place and I am a good tenant (and we're only moving out of this house because my son's health has deteriorated and stairs are becoming a problem). I do understand that it's out of some people's hands because of insurance or their mortgage situation but it does make it all very tricky!

LocoLoco

deannatrois wrote: »

As said, there are a lot of LL's who won't rent to HB tenants but there are still some who will.

On here is posting a LL who won't, which is his choice and one he's free to make.

It sounds like the property you are after has a LL who may rent to HB tenants. Personally, I'd take some bank statements to show I know how to handle what money is coming in. It is true that things can go wrong (as it can with people who work strangely enough) so showing you pay rent in spite of that (I've had to do this) is good.

However, it may be that your LL still asks for a guarantor or money up front. My ex LL knew I was coming in courtesy of a LA loan to cover the first month's rent and deposit..,but still asked for a guarantor. I couldn't provide one but I had enough documentation to show I was reliable, thank goodness. He rented to me anyway. I can't say I am anything but relieved to leave that property (side issue lol) but I was there for four years and always paid rent on time, inspite of half my benefits being temporarily stopped at one point (we didn't eat much for some weeks).

I also made sure I had enough money for the second month's rent as I was pretty sure it would take over a month for HB to be paid (and its paid in arrears, rent is paid in advance). It was needed.

Thanks, Deannatrois, will dig out some bank statements to take as well. I've not got anyone I can ask to stand as guarantor, so will just have to hope they don't ask for that. I can manage the second month's rent, just can't stretch to six! Thanks for the advice, keeping everything crossed.