Renting with DSS

hiiw

Hello all,

I have recently started a full-time apprenticeship, naturally the wages are abysmal (£3.50 p/h) but should go up to at least minimum wage after 9 months as long as I complete the course (which I should be on track to do). I'm 24 and single.

I am currently living with family and desperate to get my own place due to issues relating to my mental wellbeing, but struggling with the dreaded "no DSS" landlords! I am earning ~£550 p/m and also receive PIP @ £332.40 p/m. According to my calculations, with housing benefit & council tax reduction I should be bringing in £1229.96 p/m, with my monthly outgoings at £814.27 (based on rental of £500 p/m - I can extend to £600 but am only looking for a 1-bed flat in Manchester). This leaves £3-415.69 spare p/m.

I am basically wondering whether you *have* to declare that you will be claiming housing benefit when enquiring about properties, as I tend to find this is scuppering my chances. I do use rental sites which have "DSS allowed" searches, but properties are very much few and far between (and mostly more towards Liverpool, which would possibly be doable if I could drive but atm I am having to rely on public transport).

If anyone has experience with attempting to rent whilst claiming housing benefit, I would greatly appreciate any advice! I know the problems with UC are putting even more landlords off renting to DSS claimants, and as I was on UC prior to getting this job I am even more wary. TIA.

Pixie5740

The Department of Social Security was dissolved in 2001 therefore you cannot be a "DSS" tenant in 2017. I know a lot of lazy landlords and letting agencies still use the outdated term in their adverts but what do they mean by it? Is it a blanket ban on anyone claiming any kind of benefit such as child benefit, tax credits, PIP or state pension? Some landlords use it to mean no one claiming housing benefit at all, some mean no one claiming full housing benefit, and some mean it to use no unemployed people. To find out you would need to ask the letting agent/landlord in question exactly what they mean in order to find out.

You could try applying for the property without disclosing the fact that some of the rent will be covered by housing benefit but my guess is that without declaring it you might not pass the letting agent's/landlord's affordability criteria.

slopemaster

Have you got anyone who could act as guarantor?
This would be the way to get round landlords worries about benefits and/or affordability

hiiw

Pixie5740 wrote: »

The Department of Social Security was dissolved in 2001 therefore you cannot be a "DSS" tenant in 2017. I know a lot of lazy landlords and letting agencies still use the outdated term in their adverts but what do they mean by it? Is it a blanket ban on anyone claiming any kind of benefit such as child benefit, tax credits, PIP or state pension? Some landlords use it to mean no one claiming housing benefit at all, some mean no one claiming full housing benefit, and some mean it to use no unemployed people. To find out you would need to ask the letting agent/landlord in question exactly what they mean in order to find out.

You could try applying for the property without disclosing the fact that some of the rent will be covered by housing benefit but my guess is that without declaring it you might not pass the letting agent's/landlord's affordability criteria.

You're right, it is a totally outdated and ridiculous criteria. Honestly, I'm not sure why it's legal for landlords to refuse tenants based on whether they claim any benefits or not :huh:

Yeah, that's the part I'm worried about. Atm I am emailing and asking if the landlord will accept housing benefit on the basis that I am employed full-time, but I've not had any positive responses. Letting agents are taking my details and saying they'll email if anything suitable comes up, but I've been looking for the past several months and not had any luck.

hiiw

slopemaster wrote: »

Have you got anyone who could act as guarantor?
This would be the way to get round landlords worries about benefits and/or affordability

Yes, I think my parents would be willing to act as guarantors. I'll check and make sure to emphasise that in future enquiries!

Mela322

hiiw wrote: »

You're right, it is a totally outdated and ridiculous criteria. Honestly, I'm not sure why it's legal for landlords to refuse tenants based on whether they claim any benefits or not :huh:

Yeah, that's the part I'm worried about. Atm I am emailing and asking if the landlord will accept housing benefit on the basis that I am employed full-time, but I've not had any positive responses. Letting agents are taking my details and saying they'll email if anything suitable comes up, but I've been looking for the past several months and not had any luck.

If it says no housing benefit or DSS, it may be the insurance company won't allow it or it's a condition on the mortgage. The concern is that you have to pay your rent up front each month whereas housing benefit isn't.

IAmWales

I expect they'll be concerned that your income is not secure, you can lose your PIP award at any time and with a new job you've few employment rights. Plus PIP is for your disability needs and not to pay rent. If the agent knows this it will not be counted towards an affordability assessment.

Comms69

hiiw wrote: »

You're right, it is a totally outdated and ridiculous criteria. Honestly, I'm not sure why it's legal for landlords to refuse tenants based on whether they claim any benefits or not :huh:

Yeah, that's the part I'm worried about. Atm I am emailing and asking if the landlord will accept housing benefit on the basis that I am employed full-time, but I've not had any positive responses. Letting agents are taking my details and saying they'll email if anything suitable comes up, but I've been looking for the past several months and not had any luck.

Because being poor isn't a protected characteristic?

Cakeguts

Also the local housing allowance is often a long way below the rents in some areas so if a landlord lets to someone on housing benefit and that tenant doesn't pay the difference between the local housing allowance and the total rent they can be in arrears right from the start. It then takes the landlord months and months to get the tenant evicted.

Cakeguts

http://www.rightmove.co.uk/property-to-rent/property-62717131.html Bus to Manchester. DSS accepted with suitable guarantor.

Pixie5740

Mela322 wrote: »

If it says no housing benefit or DSS, it may be the insurance company won't allow it or it's a condition on the mortgage. The concern is that you have to pay your rent up front each month whereas housing benefit isn't.

Don’t allow what? Housing benefit claimants or tenants who are customers of a defunct government department? I doubt very much that any mortgage or insurance terms make specific reference to “DSS” therefore the landlords and letting agents should just say what that mean ie no unemployed applicants or no applicants claiming whichever benefit it is they have an issue with.