NO DSS Letting Agents and Landlords

David2710

Just a quick update for those interested. Having searched various online property sites I can confirm the following. 

Right Move has a clean bill of health as they don't allow "NO DSS" since the recent court ruling. They also have a few adverts which say "DSS Welcome". 

Zoopla has quite a few listings which include 'NO DSS". This despite the fact they said they would follow Right Move's example and ban the practice. 

Trovit has some listings with "NO DSS" but the vast majority are DSS "considered" or "welcome with a guarantor".

Gumtree is similar to Trovit but unlike others has quite a few listing where DSS is accepted, even welcome without any pre-conditions to the over 35's. The only issue with Gumtree as far as I can see is how many of the listings are genuine? So caveat emptor (buyer beware).

Of course the acid test will be how many letting agents not mentioning DSS will actually proceed with the application once a viewing has been made. No doubt they'll make all the excuses under the sun such as "the property has just been let" or "the LL has sold the property" or my favourite "the LL's lender doesn't permit it", which we already know is no longer the case. As already mentioned I will be testing this live shortly and will record and report my findings to my MP.  Watch this space. 

Choccygirl123

I consider DSS, but the reality is people on benefits don't meet the affordability check. As much as I'd love to fill the gap in the council housing void, i have to be practical and ensure any tenant can afford to pay the rent each and every month. With hindsight the right to buy was a complete disaster.

strawb_shortcake

In my local area, all council housing stock was transferred to HA, only those who started their tenancies under council have the RTB, the HA tenants have the RTA which is less favourable so I think in time there will be a reduction in the loss of social accommodation.
I think there was also a change in how the revenue RTB generates is utilised, I understand it used to go into central government now it is kept by the HA/LA to help replenish social accommodation stock, at least in my area there has been a steady progression of new social accommodation being built. 

Having lived in social accommodation in the past, and knowing people that still do, it's a mixed bag of how reliable the tenants are at paying bills, as with most things its a minority that spoil it for the majority. But; it is a known risk and if I was in the letting business I'd be looking to minimise my risks where possible 

theartfullodger

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.

GDB2222

David2710 said:

Just a quick update for those interested. Having searched various online property sites I can confirm the following. 

Right Move has a clean bill of health as they don't allow "NO DSS" since the recent court ruling. They also have a few adverts which say "DSS Welcome". 

Zoopla has quite a few listings which include 'NO DSS". This despite the fact they said they would follow Right Move's example and ban the practice. 

Trovit has some listings with "NO DSS" but the vast majority are DSS "considered" or "welcome with a guarantor".

Gumtree is similar to Trovit but unlike others has quite a few listing where DSS is accepted, even welcome without any pre-conditions to the over 35's. The only issue with Gumtree as far as I can see is how many of the listings are genuine? So caveat emptor (buyer beware).

Of course the acid test will be how many letting agents not mentioning DSS will actually proceed with the application once a viewing has been made. No doubt they'll make all the excuses under the sun such as "the property has just been let" or "the LL has sold the property" or my favourite "the LL's lender doesn't permit it", which we already know is no longer the case. As already mentioned I will be testing this live shortly and will record and report my findings to my MP.  Watch this space. 

Of course, David, the LL or agent may meet you with a perfectly open mind. Then, once they meet you, they may simply decide that they don’t particularly like you and don’t want to have any further dealings with you. So, yes, they would be discriminating, but simply based on your personality, which is not a problem under the law. 

theartfullodger

A tenant may meet an agent or landlord, like the property, dislike and not trust agent/landlord, decide not to proceed.  Any grounds for legal case or legislation change?

Best wishes to all.

justworriedabit

tasticz said:

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. 

So people cannot choose who they want to do business with? 

In my opinion, people feel more secure renting to a professional individuals as they are less likely to cause problems that can affect their own careers. People on benefits have always been portrayed as problematic and nobody wants any headaches or problems when doing business. 

Good morning
Great post.
Everyone we know and we intend to as well only rents to professionals.
Importantly, they only buy property, rent out in nice areas close to a station/tube etc, hence transport for working being important.
From what they have told me and what we know about LA's is they always ask, "what kind of T you want, looking for."  Possibly they have codes re no benefits, smokers, pets, etc, etc but like you said and for the same reason they won't take on those on benefits. 
We will be buying up to 2 rentals and some of my siblings rent out as well as Mr J's family - I may be wrong but LA's have advised them against the self employed as well as their incomes can be "lumpy," - so all in all, no pets/smokers/benefits/self employed - get a property in a nice area near station/tubes etc, get LA to manage, get rental cover and legal cover and you should be ok and if things still go wrong, LA will take care of it via legal cover/etc.
It is the LL's money, many have mortgages and many these days buy another property for pensions etc, it is their choice who they rent out to within reason. If benefits were paid directly to LL's most, inc my family and we would consider renting out to those on benefits but IMO the benefits would not cover the rent as property is at the higher end.
As a reward to T's, almost everyone I know don't raise their rents after the first 12 months and one of Mr's siblings has rented out a house and not raised rents for 4 years but may raise it by a bit later in the year at the 5th year all being well.

justworriedabit

squizz11 said:

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. 

my husband actually works 35 hrs a week but because I'm a carer and he isn't a high earner so we need UC.   we don't know anyone to be a guarantor, especially one that earns 60k and owns a house.   we have an impeccable record but we still get turned down,  or we are ignored.  something has to change

I hear you. What do you prose changes?  Let's someone in your situation was rented out a property, they then stopped paying the rent and then trashed it and it took months to get them out - who would pay the thousands to the LL that they have lost?
Have you watched any of the rental docs on tv? 
I'm sure you are nice but let's say you had a property to rent out had a mortgage on it and one on the house you lived in and the rental was a pension plan for you both and you did not get rental income for 9 months and it easily happens and on top of it place was trashed, legal, evictions and repair fees and two mortgages to pay  - would you have the 15 odd k to see you through?
I hope you can see where I am coming from and I hope you get  nice place and nice LL's
Good luck

squizz11

justworriedabit said:

squizz11 said:

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. 

my husband actually works 35 hrs a week but because I'm a carer and he isn't a high earner so we need UC.   we don't know anyone to be a guarantor, especially one that earns 60k and owns a house.   we have an impeccable record but we still get turned down,  or we are ignored.  something has to change

I hear you. What do you prose changes?  Let's someone in your situation was rented out a property, they then stopped paying the rent and then trashed it and it took months to get them out - who would pay the thousands to the LL that they have lost?
Have you watched any of the rental docs on tv? 
I'm sure you are nice but let's say you had a property to rent out had a mortgage on it and one on the house you lived in and the rental was a pension plan for you both and you did not get rental income for 9 months and it easily happens and on top of it place was trashed, legal, evictions and repair fees and two mortgages to pay  - would you have the 15 odd k to see you through?
I hope you can see where I am coming from and I hope you get  nice place and nice LL's
Good luck

I've paid my rent for 14 years without one missed or late payment,  why would someone like me stop paying my rent.   I have had one landlord all that time.  surely that shows commitment.   We have excellent references ,  Husband has been in the same job for years. 

Landlords need to look past the UC and take cases on Merit and rental History,  my dog even comes with references.

I get the reluctance but I'm on a no fault eviction as my landlord is in difficulties as he has two mortgages and job issues and I now have 3 weeks till it can be taken further,   with two autistic children the stress and uncertainty is crazy 
Also to add while a professional couple can look great they can also lose their job and go onto UC and  don't even have to tell their landlords whereas someone like me does.

David2710

squizz11 said:

justworriedabit said:

squizz11 said:

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. 

my husband actually works 35 hrs a week but because I'm a carer and he isn't a high earner so we need UC.   we don't know anyone to be a guarantor, especially one that earns 60k and owns a house.   we have an impeccable record but we still get turned down,  or we are ignored.  something has to change

I hear you. What do you prose changes?  Let's someone in your situation was rented out a property, they then stopped paying the rent and then trashed it and it took months to get them out - who would pay the thousands to the LL that they have lost?
Have you watched any of the rental docs on tv? 
I'm sure you are nice but let's say you had a property to rent out had a mortgage on it and one on the house you lived in and the rental was a pension plan for you both and you did not get rental income for 9 months and it easily happens and on top of it place was trashed, legal, evictions and repair fees and two mortgages to pay  - would you have the 15 odd k to see you through?
I hope you can see where I am coming from and I hope you get  nice place and nice LL's
Good luck

I've paid my rent for 14 years without one missed or late payment,  why would someone like me stop paying my rent.   I have had one landlord all that time.  surely that shows commitment.   We have excellent references ,  Husband has been in the same job for years. 

Landlords need to look past the UC and take cases on Merit and rental History,  my dog even comes with references.

I get the reluctance but I'm on a no fault eviction as my landlord is in difficulties as he has two mortgages and job issues and I now have 3 weeks till it can be taken further,   with two autistic children the stress and uncertainty is crazy 
Also to add while a professional couple can look great they can also lose their job and go onto UC and  don't even have to tell their landlords whereas someone like me does.

100 percent agree with you squizz. One of the first comments I received on another thread, from a landlord I think, is that he wouldn't let his property to someone on benefits because the Housing benefit is paid directly to the tenant and would be spent on things like beers, burgers and late night parties, or something along those lines. It's all based on prejudice not helped by politicians like George Osborne and IDS who made demonising people on benefits a national sport.  Channel's 4 and 5 didn't help matters with that same familiar theme that all people on benefits are like the characters from Benefit Street.

It would appear all those years paying the rent and looking after the property counts for nothing.

I yesterday put this question a to a LL, "how many of your 'professional' working tenants will soon by off furlough and on the dole"? Answer came there none but as you rightly say in this current unpredictable climate it can happen to anyone, and if the property market collapses as I think it will, all those higher than mighty, oh so smug landlords will not be on their high horse but in the same dole queue claiming Universal Credit as their tenants. It's called Karma and I should know it happened to me in the early 90's.