Renting with CCJs

sjw2445

We have been served with a section 21 notice on our current home as our landlords are divorcing and thus selling the property.  We contacted our local council however we are unable to get assistance due to being high earners >£80k. So are now looking at the private market.  We have seen one via an agent which do the usual tenant checks, including credit check. We had a run of bad luck a couple of years ago which has left us with the following court data:
2017 Both partner and I - Scottish ccj - not marked as paid as court was never notified via the complainant that it had been paid.  I have email to prove payment. 
2018 Self CCJ - satisfied 31 days after judgement (actually paid within 30 days but they didn't process payment till the Monday) so just shows as satisfied.
2020 Hubby CCJ - satsified.
This are all due to debts that occured during a bad run of luck in 2015 to 2017 when we were struggling due to loss of income.  
 
As a consequence of the above, we have a poor credit score.  We haven't missed a single payment on rent/council tax or bills since 2015 and never missed a credit payment in the last 4 years.  

Will we still be penalised and be rejected for renting based entirely on our credit score, despite having excellent rent references since July 2015 when we started renting?

What are your thoughts and any advice?  Private lets without agency involvement are very scarce where we are.  We can't afford to pay 6 months+ rent in advance, just the standard deposit.  

Do you think explaining our situation would help our case?

[Deleted User]

Your credit score plays no part in the decision.  The CCJs are going to be the problem.

With a high income, why do you not have 6 months rent available? How much can you save month - can you achieve it before you have to leave?

caprikid1

I would be workiing hard to sort out the 2017 unsatisfied CCJ personally.

Explaining your situation is not going to hurt , being very very honest and open will help. The CCJ from 2020 would make me nervous.

As a landlord I guess I need a reason to chose you over someone else, landlords are getting pushed out of the market through taxation and legislation, apparently that's what everyone wants.... where as 5 years ago landlords were competing for tenants now tenants are competing for properties. 

Can you get a guarantor ? Can you demonstrate strong stable income, put it all in a letter, can you achieve 3-6 months rent up front.

As a landlord and an employer I like to help people out but it seems every time I do it , it's me that loses out.

If you have anything else that could or will make you less attractive as tenant's think about it, don't buy that dog or cat the kids so dearly want, hang fire on that new car or foreign holiday to show some cash in the bank.

I really feel for you it's been tough but its going to get tougher , so a landlord needs to know the journey your on. Unfortunately its so difficult to remove non paying tenants that landlords would rather go 2 months empty to get a perceived good one.

sjw2445

In response to the rent up front, no we don't have it at this short notice. We can't get a guarantor ( I could but they don't earn enough) and I can't pay 3/6 months upfront due to having to pay rent where we are living. We do have a dog, but the properties we are viewing all accept him.  

Can't understand why credit reports are so important when we've never missed rent?? I know of a local neighbour who passed the tenancy reference checks, then never paid rent!  They had a real issue getting him out. Surely paid rent is better than a computer says no situation?  

caprikid1

"Can't understand why credit reports are so important when we've never missed rent?? "

Because it's the information the landlord / agent can get access too, the other option is to provide a big chunk of bank statemets highlighting the rent paid on time.

But if that shows extensive use of overdraft that could make things worse.

[Deleted User]

Rent is just another payment obligation - if a credit report show that debts and agreements aren't adhered to, it worries people who expect you to make regular payments each month.

You're up against people who have a record of paying all debts on time, not just rent. It's natural for landlords to be risk averse with their income.

caprikid1

If I am giving someone a £500K asset that I have bills to pay on and need to keep maintained, I need to feel comfortable that they will look after it, pay the rent on time and not trash it.

If I have a tenant that does not pay and trashes the place and I need to pay to get them out that can cost me £20-30,000. Some landlords struggle to make a £1000 a year on a property if at all.

I had two large families wanting to rent with CCJ's both of which lied about the level of debt / CCJ's then a young couple came along with 2 large salaries who love to holiday and not be at the property.....

If either of the large families with CCJ's had been 100% honest and showed me the evidence they may have got it.

Mr.Generous

All my quotes for landlord insurance require that I have tenants that have passed tenant checks, that alone might be an issue for you. Experienced landlords will know they will have to inform insurrer and face a premium hike if they take you.

I have taken 2 tenants who couldn't pass checks, 1 with CCJ, 1 because he had no bank account.

CCJ guy had a guarantor and explained what had happened. Been in the property 3 years, paid every month on time, now given notice buying his own place. Great tenant.

No bank account guy (I use my G/F account) was an absolute nightmare, trashed the place, door put in by police, rent late EVERY month etc.

All things considered, last couple of places up to let I had half a dozen couples who wanted the house, to get the property you're going to have to be the landlords best bet. A few years ago I was trying to get tenants, now I'm fighting them off with a sh*** stick.