Can't rend even with 00000s!

katsopdon

Hi all,
I need some sensible advice.

I split with ex-H in 2016 and he has now sold the house (his house in his name only) which completes 31 March.

I do not work, though I am looking to return to work (as a solicitor) within the next few months. I have 2 children aged 2 + 7.

I have enough from the equity to pay a year's rent upfront along with deposit. No pets. I would have enough left over to cover bills and rent for another year.

I don't have any landlord references as I've always owned.

I currently receive £800 child maintenance (private arrangement) as well as the usual benefits like income support.

I have looked at and applied for several rental properties but they have always chosen a different applicant who works.

I have offered a year upfront and to pay the next year before the first has run out, but still no luck. I'm getting asked for an income other than savings, benefits or child support to prove I can continue paying rent and bills which seems unfair as I can show a bank statement with thousands in but they won't accept it as income! I'm getting asked how I will pay the rent after the first 12 months and I've said I would pay the next year upfront and early, but still not good enough!

At a push I could get a guarantor but it's only possible, not likely he will agree. The only other person would be ex-H, who refuses to as he doesn't want to link us financially again and doesn't earn enough for 30x the rent.

Is there anything I can do to improve my chances?

Cakeguts

It may be the income support that is the problem. Some people have insurance that doesn't allow them to let property to people claiming benefits like income support.

katsopdon

I haven't told them I'm on benefits, just that I would be paying with the equity to cover the rent.

G_M

How much is the equity?

As a solicitor you may risk your career claiming income support.

To qualify for Income Support you must be all 5 of the following:

• pregnant or a carer or a lone parent with a child under 5 or, in some cases, unable to work because you’re sick or disabled
• between 16 and Pension Credit qualifying age
• you have no income or a low income and no more than £16,000 in savings (your partner’s income and savings will be taken into account)
• working less than 16 hours a week and your partner must also work less than 24 hours a week (you may still qualify if you do unpaid voluntary work or go on parental or paternity leave).
• living in England, Scotland or Wales - there are different rules for Northern Ireland

I assume you've been applying via letting agents. Many have very rigid rules, though it is, of course, ultimately the landlord's decision who to let to. Some LLs will be more flexible than others, and may be satisfied with cash upfront and evidence of savings.

Other LLs may be put off by cash upfront - this is what cannabis farmers and pimps offer, as a way of minimising contact with the LLs in the future.

But looking for LLs who self-market may be the way forard.

katsopdon

I don't have more than 16k in total, wish I did!

sparky130a

katsopdon wrote: »

Hi all,
I need some sensible advice.
Who doesn't?
I split with ex-H in 2016 and he has now sold the house (his house in his name only) which completes 31 March.
Are you sure?
I do not work, though I am looking to return to work (as a solicitor) within the next few months. I have 2 children aged 2 + 7.
So good potential earnings...
I have enough from the equity to pay a year's rent upfront along with deposit. No pets. I would have enough left over to cover bills and rent for another year.
Who's equity? I thought he owned it?
I don't have any landlord references as I've always owned.
Shouldn't be a problem...
I currently receive £800 child maintenance (private arrangement) as well as the usual benefits like income support.
Per month? Wow
I have looked at and applied for several rental properties but they have always chosen a different applicant who works.
Why does this surprise you?
I have offered a year upfront and to pay the next year before the first has run out, but still no luck. I'm getting asked for an income other than savings, benefits or child support to prove I can continue paying rent and bills which seems unfair as I can show a bank statement with thousands in but they won't accept it as income! I'm getting asked how I will pay the rent after the first 12 months and I've said I would pay the next year upfront and early, but still not good enough!

At a push I could get a guarantor but it's only possible, not likely he will agree. The only other person would be ex-H, who refuses to as he doesn't want to link us financially again and doesn't earn enough for 30x the rent.
And yet he pays £800 PCM in CM ? For just 2 children?
Is there anything I can do to improve my chances?

It's fantasy land.

Cakeguts

How much is the rent of the properties you have been looking at?

FBaby

If you don't have a job and they know you are a single mother with young children, they will assume you are on benefits.

The problem with tenants on benefits is that it can be a problem with insurance and even in some cases with their mortgage lenders, but biggest fear for many landlord is eviction if you start to pay rent, awaiting to be rehoused by the council. Then if you don't pay rent, there is nothing to sue you for.

Of course, your situation is a bit different since you have a career, but how should they know that you do intend on going back to work. In the end, if they have prospective tenants with jobs already, they will see as less of a risk to rent to them than you.

Your best bet is to wait until you are back at work, if that's possible.

[Deleted User]

I'm sorry to suggest this but you have to either find a guarantor, or move to a 'not good area' where they are more likely to rent to people in receipt of benefits because that's mostly all there is. Just to get your foot in the door. And yes, I am afraid getting a job would be the best idea as you will only have the same problem again. Sorry.

I do agree that LL's are very resisitant to having benefit tenants no matter what proof they have of income. An employed person can lose a job, and have no way of finding another, but they will usually be the preferred tenant because its assumed that all benefit recipients are irresponsible (I'm one and never missed a rent payment even when my money was cut in half for a few weeks because of a mistake).

But LL's carry in their head the odd nightmare benefit tenant as a warning against all and don't seem to do the same with the small group of employed tenants who are also nightmares (Oops then they'd have no one to rent to).

sparky130a

FBaby wrote: »

If you don't have a job and they know you are a single mother with young children, they will assume you are on benefits.

Who will?.........

questionss

Isn't there also something where if you pay all the rent up front then that period becomes the standard rental period and so you (& the landlord) are then tied into a yearly period for notice etc? We were advised against accepting longer periods of rent up front