NO DSS Letting Agents and Landlords

David2710

Poster_586329 said:

Ah, thanks for explaining the problem, David - but I'm sorry to hear about it!

Still, isn't it worth approaching landlords/agencies till you're blue in the face?  You can only ask.  You just need one landlord/agency to agree, after all.

Here's one in Notting Hill!:

https://www.rightmove.co.uk/properties/90333514#/

Thanks for that. Perfect location but not good value for me at £1200 pcm. The maximum LHA rate is £1,280 pcm and there are many luxury riverside flats (with balcony) for that price, I think a nice studio flat around £900 is my best bet in regards to affordability. Like many period properties advertised in central London it looks great from the outside but inside it's your typical flat conversion which usually includes thin walls and floorboards as standard. I don't think I will have any problems finding a rented flat for reasons given but I am more concerned for others who don't know the corrupt system and their rights as I do. This is for them.   

mrlegend123

DSS is a risk for the BTL business.
Landlords don't have to rent to people on benefits. 

DSS is a business risk

FreshFruit

I've worked as a landlord for a while. 
In April 2020, one tenant (DSS) decided he would stop paying his rent, he has slowly built up a £2,000 debt over many years and after it hit £3k we asked the council to direct the payment directly to us - they refused! 

Another tenant, we had to sell the property to cover a large and unavoidable expense. We wanted the tenant to leave so we could do a basic refurbishment and sell it as empty.. The tenant was told by the council that she shouldn't leave under any circumstance and if she did then she'd be considered voluntarily homeless & would be refused help. Thankfully we avoided court but that could have cost us thousands. 

Not to mention that there is little recourse for a landlord in the event that the tenant decides to stop paying rent or trashes the place - you're never getting that money back.

Billy_B_North

David2710 said:

Lover_of_Lycra said:

There was a similar thread the other week. 

https://forums.moneysavingexpert.com/discussion/6252765/local-housing-allowance-renting-in-the-private-rented-sector

Yes thanks that was me again making my case. This is just a follow up before I put my case to my MP. 

I hope that your MP gives it short shrift. I make about 2% return on the house that I rent out, and don’t intend to have to take tenants that I don’t want at that level.
I’ll leave it empty before doing that.

Billy_B_North

theartfullodger said:

Choccygirl123 said:

I consider DSS, but the reality is people on benefits don't meet the affordability check. ....

Choccy:  I'm on 6 benefits (old), but also have money in bank, several pensions, own property (and declare & pay my taxes).  Are you sure I won't meet your affordability check, please?

MOST UK adults have one benefit or another (CB, tax credits, etc etc etc..) and there are also about 1 million working people receiving HB or UC/HE.  Being "on benefits" is the norm, not the to be rejected scum shameful condition some persons consider it.

Best wishes to all, on benefits, not on benefits, whoever you are, from wherever you are.

I rent two homes out. The cheaper rents for £3,000 per month. I’d expect any tenant to be taking home £6,000 per month; there won’t be very many people on benefits who do.

Billy_B_North

David2710 said:

SpiderLegs said:

David2710 said:

I think you were being trolled or patronised sqizz. Don't rise to the bait. I have written to my MP about this sorry state of affairs because only by changing the law will this practice stop. Landlords get away with this because the law allows it. Only certain protected groups such as BAME & LGBT communities and vulnerable people are protected under current legislation. There is legal precedent to warn LL's and agencies against this practice but it usually results a small fine. Maybe if it results in a lengthy custodial sentence and or a six figure lawsuit then it will no doubt concentrate minds. 

Have you contacted your MP as a matter of interest ? Also with excellent LL references and I presume a reasonably good credit rating you stand a good chance of finding a property in the private rented sector. Just don't reveal you're claiming Universal Credit or LHA because either they'll point to sign which reads "NO DSS" or you'll be shown the door poste haste. I know of a junior lawyer on UC but she's a 'professional' so no questions asked, nudge nudge, wink wink. I gave her excellent references btw. Also Citizens Advice should be able to help in regards to legal advice. If you are a carer for instance and have a vulnerable child I think you are already protected under current legislation. Worth checking out and the best of luck to you. 

Pretty much all you’ve done on this thread is complain about landlords (in some cases all landlords), providing no evidence of what it is you’re complaining about and called for some legal change that is already in law.

Now you want them jailed.
perhaps next it’ll be chemical castration?

Put yourself in my shoes and you'll be complaining. I and millions of others face homelessness because of poor legislation that allows LL's and letting agents to discriminate against certain groups. I intend to put an end to it with or without your blessing. This forum incase you haven't noticed is for topics relating to housing and renting. I think this is the right place to voice my legitimate concerns. No need for draconian measures sir, just punishment that fits the crime. And it is a crime but MP's especially on the Tory benches think its OK to ignore the plight of the poor and the homeless. Probably because many on those benches are themselves private landlords. It ends now. 

Why is it that you remain on benefits? You obviously feel that everyone else should make changes for you, but what is it that’s leaving you needing state assistance?

David2710

SpiderLegs said:

David2710 said:

Poster_586329 said:

Here are 80 one-bed flats currently available in South West London for under £1200 a month (which should be within LHA rates or thereabouts).  And which have garden access too.

https://www.rightmove.co.uk/property-to-rent/find.html?locationIdentifier=REGION^92829&maxBedrooms=1&minBedrooms=1&maxPrice=1200&propertyTypes=&mustHave=garden&dontShow=houseShare,retirement,student&furnishTypes=&letType=longTerm&keywords=

Some are around Battersea, Clapham, Wandsworth, so close to parks. 

Surely now with flats sitting empty, landlords will look more favourably on LHA applicants.   

A sticking point will be whether you can pay the deposit and first month's rent from your own savings, while your Universal Credit claim is being processed.   If you're able to do this, then surely you'll find a property before long.

Thanks for that. The problem is not about supply or LHA rates in London, it's about Landlords/Letting agents refusing point blank to even consider non-working applicants without a guarantor. Since the recent court ruling, Right Move doesn't any longer permit 'NO DSS' on its listings but that doesn't mean properties are readily available to applicants on benefits. Other sites like Zoopla still show 'NO DSS' but more commonly it's 'DSS considered with a guarantor', or more commonly, 'professionals only' or minimum income requirements. They think they're being smart but if a disabled a BAME, LGBT or heaven forfend a disabled, bame and lgbt applicant views a property, fills out an application and is refused it could end up in court in breach of the Discrimination and Equality Act . And if a Guardian jouro gets hold of it, sacré bleu all hell will break lose, I would not like to be that letting agent or LL. Unfortunately the Discrimination and Equality Act doesn't protect a majority of tenants and that's what this thread is all about. I would therefore urge others to contact their MP's to make the necessary changes.      

As far as I can see, you haven’t actually tried to rent any of these properties. Perhaps I am wrong. Can you tell us about your actual experience rather than just wild speculation from a five minute search on some property websites?

 

Yes you are so wrong I don't know where to start. I've been campaigning to change the 'NO DSS' practice for over a decade. And I can assure you my findings are not based on a five minute browse on Zoopla. This thread is about exposing the practice, changing the law and helping others. This is not about my own personal circumstances. This article explains where we are at in regards to legislation but as you will notice it only protects certain groups under sections 19 and 29 of the Equality Act 2010. This means Letting agents and LL's are still using 'NO DSS' (but not necessarily printing the details) thinking they can evade justice. They will soon discover however they are not as smart as they think they are. Shortly I will be requesting viewings all over the UK from Letting agents and LL's who are on my radar. Why would any reputable Letting agent or LL risk being found out and prosecuted?   

Angela_D_3

I have a property i will gladly rent to anyone but my experience of housing benefit recipients was that she lived like a pig.  I had occasion to go around to fit a new carpet at her request as apparently the old one smelt,  fine £60 no worries.
There were nappies everywhere,  empty take away wrappers,  pot noddles.  It ticked every stereotype under the son.  Now if i had two months deposit I actually wouldnt care they can live how they want as £1000 would fix all but burning the place down.  Maybe thats the solution you can be on benefits but legal or not i want more deposit 🤷‍♀️

unforeseen

If the recording forms part of a legitimate criminal investigation then it's perfectly legit under the 1998 Wireless Telegraphy Act. 

If I were you, I wouldn't base my defence on a repealed act. 
The act only deals with recording via wireless means I.E. radio interception and not any other type of covert recording. 
It is also not a guarantee that a court will accept the recording

peterhjohnson

David2710 said:

All these replies and I still haven't heard one good reason why the vast majority of LL's reject LHA claimants. I've just searched for Studios and 1 bed properties in London and I discovered hundreds of studio flats at well below LHA. So let's just look at this for moment. There's no problem with affordability, there's no problem with a deposit, there's no problem with references, I can even pay 6 months rent in advance no problem (if the option were available), so give me one, just one reason why a LL would require a guarantor or that I work for 20hrs a week?. It's a total nonsense and can only conclude this is all based on prejudice and snobbery. Do they really think all LHA tenants are like the White Dee character from Channel 4's Benefit Street? I hope not. 

Yes, you seem to have identified an excellent business opportunity. Go for it!