(anti)social land lords court rent housing benefit

james_smitha

High 5 every one

For many years my rent to anti-social landlords based in coventary called Orbit has been covered by the local council on time every time without stress or Agro.

relative to late november 2024 my housing benefit moved to universal credit.

After only one u-c payment I have a menacing letter from Orbit telling me that they are taking me to court because all of a sudden thtey want to enforce the rent being paid a month in advance.

How then can there be a need for a sudden change of tune if I am a good reliable risk on the surface?

Any time that I call thteir 0800 678 1221 number using Skype, I tell them they are not having my phone number, they can write when they ask for a phone number or email. I don't believe that I have any obligation to provide these two things,and suspect this my in some way what is behind the court procedeings. Yes I do have an email and mobile. Orbit are that slow at answering the phone, they give N T hell a good name.

This was not a problem for many years when the local council took very good care of things.

I'd be interested in the 'in my experience' of two or three people.

I do not get things like pip so do not eat at rosette rated restaurants or have a chaufer.

With regards the court case. I don't drive. The court is at least ten miles from me. How likely is it that I can get a train fair covered. In the same way that if an employee is asked to work at another branch to help out travel costs of at least 45p per mile or a fuel card change hands.

Bizarely they do not have the same enthuseiasm for external repairs such as replacing guttering that clearly needs replacing. I can only think that the repair budget is mis-spent on this type of thing. Unless I'm mistaken, people on welfare are unlikely to skip the country.

The local Citizens' advice have said that they will provide me with representation

Many thanks

ciderboy2009

Have you actually received anything from the court or just a threatening email from your landlord? 

It's not clear from your post what type of court claim they are pursuing - is it just a money claim or are they trying for repossession?

The odds of you getting your travel costs to the court refunded are remote - the only possible way would be if you won the case and the judge decided to award expenses to you.  From what you've said so far I can't actually see that you've got a defence if you're behind with your contracted rent payments.

Skiddaw1

For what it is worth, I'd also add that I was a welfare rights advisor for well over 20 years and I never met anyone recieving PIP (or DLA prior to that) who ate at 'rosette-rated restaurants' or had a 'chauffeur'. I have no idea what your point is but it doesn't sit at all well with me (or, I imagine, with anyone sufficiently disabled to be recieving PIP who happens to be reading your post).

elsien

Is it not possible to discuss a plan with them to pay off any arrears at an affordable rate, if that is the issue. I’m struggling to see them doing a court application after only one month though. 

Northern_Wanderer

Taking the emotions out of the original post -

- you have a rental agreement that says you pay in advance on a date per month

- Universal Credit is paid in arrears

- it is your responsibily to ensure your rent is paid on time (it is a priority debt or you could lose your home)

- the landlord is only enforcing your tenancy agreement

- I appreciate there is a 5 week delay before you got your first UC payment after you made your claim, that's nothing to do with the landlord, there is a two week run on of housing benefit to mitigate this partially

This requires your action to keep your budget in check, if you are spending more than you have coming in the reality is that you have to spend less or increase your income.

I'm not sure why you refuse to give your phone or email to the landlord, those are quick/ cheap ways for them to get in touch and postal mail is slow and expensive so may have an impact on rental charges from a business perspective.

Make a payment plan with them and get the debt paid off, everyone is happy. Citizens advice can help you with budgeting and can also do a benefit check to ensure you are receiving everything you are entitled to.

theartfullodger

Under Thatcher's 1988 Housing Act they can validly serve section 8 ground 10 if only 1p is underpaid for only one day.  A discretionary ground but judge can theoretically evict you for this.  

This Anti -social landlord (quite a few private landlords are anti-social also) seems to have done nothing wrong, if a little forceful.

If you wish to stay in your home and/or get a good reference from them suggest you make peace with them.  But yes, your choice, go in feet first and fight them every step if you wish.

Best regards to all.

HampshireH

james_smitha said:

High 5 every one

For many years my rent to anti-social landlords based in coventary called Orbit has been covered by the local council on time every time without stress or Agro.

relative to late november 2024 my housing benefit moved to universal credit.

After only one u-c payment I have a menacing letter from Orbit telling me that they are taking me to court because all of a sudden thtey want to enforce the rent being paid a month in advance.

How then can there be a need for a sudden change of tune if I am a good reliable risk on the surface?

Any time that I call thteir 0800 678 1221 number using Skype, I tell them they are not having my phone number, they can write when they ask for a phone number or email. I don't believe that I have any obligation to provide these two things,and suspect this my in some way what is behind the court procedeings. Yes I do have an email and mobile. Orbit are that slow at answering the phone, they give N T hell a good name.

This was not a problem for many years when the local council took very good care of things.

I'd be interested in the 'in my experience' of two or three people.

I do not get things like pip so do not eat at rosette rated restaurants or have a chaufer.

With regards the court case. I don't drive. The court is at least ten miles from me. How likely is it that I can get a train fair covered. In the same way that if an employee is asked to work at another branch to help out travel costs of at least 45p per mile or a fuel card change hands.

Bizarely they do not have the same enthuseiasm for external repairs such as replacing guttering that clearly needs replacing. I can only think that the repair budget is mis-spent on this type of thing. Unless I'm mistaken, people on welfare are unlikely to skip the country.

The local Citizens' advice have said that they will provide me with representation

Many thanks

By this do you mean the Council paid your landlord direct?

Social landlords and councils usually have a good working relationship and they know they will get HB paid in arrears as the council's will confirm HB payments etc. Council's also tell them when claims were stopped.

If your suggesting your landlord is taking you to court because you won't provide an email address or phone number that's ridiculous. The only person at a disadvantage there is you as you will receive all information far slower than most via snail mail.

If you want to ensure your landlord knows you are going to pay and prevent you going to court set up a direct debit for your rent plus money off your debt. You will also get ahead over time by paying .

Ultimately you are responsible for paying rent inline with your tenancy. It is not for the landlord to guess whether you will pay your rent or not.

It's actually good to see a social landlord proactively protecting their customers interest by chasing rent arrears and not leaving it months to the point people cant pay and spiral. Income after all gets pumped back into the services they run.

If everyone didn't pay on time or they had to guess when the next payment would be they wouldn't have any money to pay for any repairs......

You could always choose to live elsewhere but I'd expect you'd be far worse off

james_smitha

High 5 to you elsien, to reply in the proper order.

In the first place, it is the lack of means to say 'Orbit, here you go I found £ 400 down the side of my arm chair'

At this time of year, and for about another 4 months or so, who is to say how cold it will be and how much heating will be needed.

Many thanks to you

james_smitha

Northern_Wanderer

the rental agreament was signed many years ago.

Things change, that are beyond the control of ordinary mortals.

Like I said earlier the Landlords suddenly chose to enforce the rent in advance rule.

I did not choose to move to universal credit. Neither is there a problem with my spending and budgeting, thank-you

Have a naice day

james_smitha

high 5 to you HampshireH

ref 'By this do you mean the Council paid your landlord direct?'

Yes 100 percent

As I understand it there is not any question of any kind of default on the rent.

The same lanlords are happy to have drug addicts and drug dealers have their flats.

james_smitha

In general I'm still trying to discover what kind of assistance if any coursts offer with regards travel for the acused.

Last I knew the law said in latin something that means inocent until proven guilty