Private renting advice for first timers?

strawbubbi

Hi,

I'm currently renting a flat from a housing association with my partner, 4 year old and a 5 week old. We would love to swap into a 2 bed house, but seeing as everyone with a 2 bed flat seems to be looking to exchange to a 2 bed house as well, it seems like our only hope is to go private We are in no rush, but I am looking at getting some advice from people who have private rented houses for anything they wish they knew, any tips for finding places, anything to look out for or to avoid etc. My main concern with going private is the worry of losing the house if something happened like if we broke up and I became a single parent, if I couldn't afford the rent I wouldn't get any help and would be kicked out (worse case scenario). But I see single parents in private housing, some working some not, and I wonder how they afford it?

Thank you, Abby

princeofpounds

It's kind of a how long is a piece of string question... there is lots we could tell you. But you're smart to be asking question and doing research before making any decisions.

Shelter's guides are a great place to start:
https://england.shelter.org.uk/housing_advice/private_renting

Probably the most fundamental thing you need to understand is the difference in tenure between your HA property and a private AST tenancy. I don't know what your tenancy with the HA is like but I bet you it offers way more security, and probably a subsidised price as well. That's a hell of a thing to give up, even if the attraction of a house and garden is strong.

Bear in mind you can get 'kicked out' of a private rental even if you do pay the rent, at least when the contract ends. Obviously you go find another one, but it can be a hassle. Most ASTs are 6 or 12 month (at least initially), and that's often shorter than a mobile phone contract or a school year.

Private rents can be expensive because government policy has restricted housing supply for decades (both of social and private housebuilding - I'm not making a political point here), whilst demand has risen due to higher household formation (immigration, smaller families etc.) and subsidy of demand especially at the lower end (private tenants have to compete against housing allowance for example). People manage it by working more and saving less, in general terms. 

The big advantage of course is flexibility. You can choose what you rent (affordability considered) and you can move around for work etc. more easily, whereas secure social housing can become as much of a trap as a security blanket.

[Deleted User]

strawbubbi said:

Hi,

I'm currently renting a flat from a housing association with my partner, 4 year old and a 5 week old. We would love to swap into a 2 bed house, but seeing as everyone with a 2 bed flat seems to be looking to exchange to a 2 bed house as well, it seems like our only hope is to go private We are in no rush, but I am looking at getting some advice from people who have private rented houses for anything they wish they knew, any tips for finding places, anything to look out for or to avoid etc. My main concern with going private is the worry of losing the house if something happened like if we broke up and I became a single parent, if I couldn't afford the rent I wouldn't get any help and would be kicked out (worse case scenario). But I see single parents in private housing, some working some not, and I wonder how they afford it?

Thank you, Abby

Why wouldn't you get any help in a private rental?  Housing benefit and the housing element of universal credit is available to people in private rental properties.

Unless you're in Scotland where you would be renting under a Private Rental Tenancy I wouldn't give up a secure HA tenancy for a very slightly larger property in the private rental market.  You'd only ever be as secure as the length of your fixed term which is usually only 6 - 12 months.

strawbubbi

princeofpounds said:

It's kind of a how long is a piece of string question... there is lots we could tell you. But you're smart to be asking question and doing research before making any decisions.

Shelter's guides are a great place to start:
https://england.shelter.org.uk/housing_advice/private_renting

Probably the most fundamental thing you need to understand is the difference in tenure between your HA property and a private AST tenancy. I don't know what your tenancy with the HA is like but I bet you it offers way more security, and probably a subsidised price as well. That's a hell of a thing to give up, even if the attraction of a house and garden is strong.

Bear in mind you can get 'kicked out' of a private rental even if you do pay the rent, at least when the contract ends. Obviously you go find another one, but it can be a hassle. Most ASTs are 6 or 12 month (at least initially), and that's often shorter than a mobile phone contract or a school year.

Private rents can be expensive because government policy has restricted housing supply for decades (both of social and private housebuilding - I'm not making a political point here), whilst demand has risen due to higher household formation (immigration, smaller families etc.) and subsidy of demand especially at the lower end (private tenants have to compete against housing allowance for example). People manage it by working more and saving less, in general terms. 

The big advantage of course is flexibility. You can choose what you rent (affordability considered) and you can move around for work etc. more easily, whereas secure social housing can become as much of a trap as a security blanket.

Thank you for replying. I've always been warned by my mum once I have a council place to never give it up and go private because of the risks. I've been here 4 years, pay just over £300 a month for a 2 bed ground floor flat with a big front and back garden (one person above me). My neighbour who has exactly the same flat but rents privately, pays almost double for exactly the same thing!! Absolutely crazy, I'm very lucky and we are definitely looking to exchange to another HA but we have spoke about renting privately but neither of us really know anything about it so I wanted to know what I would be getting myself into really.

I've noticed that majority of private rent places don't allow pets, which would be an issue for us. Then I know some landlords get funny with you decorating, so that's off putting. Then the whole 6-12 month lease, which is a big issue, but I suppose maybe that's why people would choose to get a morgage to buy a property so they can do what they want and have no worries of being told to leave. It's a difficult decision, but I'm glad to know more on the whole subject, so thank you

princeofpounds

strawbubbi said:

Thank you for replying. I've always been warned by my mum once I have a council place to never give it up and go private because of the risks. 

I wouldn't say never, but you need strong reasons to do it, because social housing tends to be a cushy deal. 

strawbubbi

Lover_of_Lycra said:

strawbubbi said:

Hi,

I'm currently renting a flat from a housing association with my partner, 4 year old and a 5 week old. We would love to swap into a 2 bed house, but seeing as everyone with a 2 bed flat seems to be looking to exchange to a 2 bed house as well, it seems like our only hope is to go private We are in no rush, but I am looking at getting some advice from people who have private rented houses for anything they wish they knew, any tips for finding places, anything to look out for or to avoid etc. My main concern with going private is the worry of losing the house if something happened like if we broke up and I became a single parent, if I couldn't afford the rent I wouldn't get any help and would be kicked out (worse case scenario). But I see single parents in private housing, some working some not, and I wonder how they afford it?

Thank you, Abby

Why wouldn't you get any help in a private rental?  Housing benefit and the housing element of universal credit is available to people in private rental properties.

Unless you're in Scotland where you would be renting under a Private Rental Tenancy I wouldn't give up a secure HA tenancy for a very slightly larger property in the private rental market.  You'd only ever be as secure as the length of your fixed term which is usually only 6 - 12 months.

Ahh I wasn't sure how it worked with benefits, I mean I know people do private rent who are on benefits but I've heard a lot of places won't accept it? I'm not sure how it works especially now it's mostly all universal credits (which I am on now).

[Deleted User]

strawbubbi said:

Lover_of_Lycra said:

strawbubbi said:

Hi,

I'm currently renting a flat from a housing association with my partner, 4 year old and a 5 week old. We would love to swap into a 2 bed house, but seeing as everyone with a 2 bed flat seems to be looking to exchange to a 2 bed house as well, it seems like our only hope is to go private We are in no rush, but I am looking at getting some advice from people who have private rented houses for anything they wish they knew, any tips for finding places, anything to look out for or to avoid etc. My main concern with going private is the worry of losing the house if something happened like if we broke up and I became a single parent, if I couldn't afford the rent I wouldn't get any help and would be kicked out (worse case scenario). But I see single parents in private housing, some working some not, and I wonder how they afford it?

Thank you, Abby

Why wouldn't you get any help in a private rental?  Housing benefit and the housing element of universal credit is available to people in private rental properties.

Unless you're in Scotland where you would be renting under a Private Rental Tenancy I wouldn't give up a secure HA tenancy for a very slightly larger property in the private rental market.  You'd only ever be as secure as the length of your fixed term which is usually only 6 - 12 months.

Ahh I wasn't sure how it worked with benefits, I mean I know people do private rent who are on benefits but I've heard a lot of places won't accept it? I'm not sure how it works especially now it's mostly all universal credits (which I am on now).

It can be very difficult to find a private landlord willing to accept a tenant on certain benefits.  If you were already in a property and then had to start claiming it would be easier because the landlord wouldn't necessarily need to know.  The main problem is that the local housing allowance probably won't be enough to cover all the rent so you'd need to top it up.

MovingForwards

Don't give up your HA, you've a home for life, unlike in a private rental.

You want to move from a ground floor 2 bed flat, with a garden, to a 2 bed house. You are not gaining anything by doing that.

The rents are more expensive in private rentals, the tenancy never feels secure, you can't do anything in the property without permission eg hang pictures / decorate, change carpets. 

Read through this board and see what people face when in a private rental.

I never liked private renting over 20 years ago, liked it even less recently.
--last one the LL was aware there was a problem with the shower from the start, issues with the electrics etc first glance the property seemed ok until moving in and the previous tenants possessions were out; rotten kitchen cupboards, damp / mould etc. Neighbours from hell.
-- one before that there was a problem, took 2 weeks for the LL to fix it and a s21 followed as he was 'selling the property'; he Airbnb it instead.

I could list off other friends from around the UK and their stories of private renting, I only have two friends who are happy with their rental and LL.

hb2

It can also be very difficult to find a private rental that allows pets - although the kind of pet can have a bearing on this (a hamster is very different from a large dog, in many ways!).

RelievedSheff

You have a two bed flat with a garden. What are you expecting to gain from a two bed house?

sharp910sh

In addition to what has been said, remember you can also get right to acquire after if you have loved there for 3 years and a discount too. Do not let it go for a private rental, not worth it at all. Unless you come into money and can afford a bigger place or buy a place.