Im homeless, disabled, I have the deposit money for a flat but the estate agents need a "worker"!?

mta999

ian1246 said:

I'm fortunate enough to own my house (mortgaged) so haven't experienced it personally, but from what I gather the rental market has changed radically over the last few years, with far fewer rentals vs. applicants. This allows landlords to be incredibly selective. My ex-wife was able to secure a property for 12months, despite a large chunk of her income coming from universal credit, by offering 12months rent up front. Is that something you have the financial means to do? Might be enough to to offset the financial "risk" you probably represent in the eyes of the estate agents/landlords due to having no job.

Good luck. I would also 100% be contacting your council for support - both in terms of housing but also any other programmes available in your local area (I.e. food banks or mental-health support sessions)

Although your wife was able to do that and indeed the OP is still able to do that, part of the upcoming bill will make offering x months rent rent up front illegal (unless x=1 to be pedantic)

Catonthemoon

Smalltownhypocrite said:

Well, I would be pointing out to them that discrimination of both disability and benefits is ILLEGAL.

They do it because the vulnerable usually lie down, roll over and take it... you have the legal high ground so use it.

How on earth could someone prove that? These conversations would almost certainly be by telephone… it would just be your word against the agents! If they put in writing, then yes, however, unless they were extremely foolish would be highly unlikely to do.
Good luck Margret, hope you find something soon. Cotm

BungalowBel

Smalltownhypocrite said:

Well, I would be pointing out to them that discrimination of both disability and benefits is ILLEGAL.

They do it because the vulnerable usually lie down, roll over and take it... you have the legal high ground so use it.

But also the landlord can rent to whomever they chose, they don't have to give a reason.
Margret, would applying for social housing be possible?

General_Grant

user1977 said:

Smalltownhypocrite said:

user1977 said:

Smalltownhypocrite said:

Well, I would be pointing out to them that discrimination of both disability and benefits is ILLEGAL.

Disability is a protected characteristic, being on benefits isn't.

In any event neither prohibits a landlord deciding that a prospective tenant isn't sufficiently creditworthy.

While disability is protected, it is also illegal for landlords to discriminate against benefits btw under the 'Equality Act 2010'.

As I said, claiming benefits is not a protected characteristic under the Act. At most it may be indirect discrimination given that people with disabilities are more likely to be claiming benefits. You may wish to review the remainder of your advice.

@Smalltownhypocrite - I believe you are correct.

I suggest referring to https://tenant-rights.uk/england/benefit-discrimination-can-landlords-refuse-tenants-on-benefits

which includes
"Landlords and letting agents in England are not allowed to discriminate against tenants simply because they receive benefits. The term 'No DSS', 'No Universal Credit', or 'No Housing Benefit' policies may constitute unlawful discrimination, especially if this disproportionately affects women, disabled people, or others protected under the Equality Act 2010"

However proving that receipt of benefits is the reason may not be easy to prove.

user1977

General_Grant said:

user1977 said:

Smalltownhypocrite said:

user1977 said:

Smalltownhypocrite said:

Well, I would be pointing out to them that discrimination of both disability and benefits is ILLEGAL.

Disability is a protected characteristic, being on benefits isn't.

In any event neither prohibits a landlord deciding that a prospective tenant isn't sufficiently creditworthy.

While disability is protected, it is also illegal for landlords to discriminate against benefits btw under the 'Equality Act 2010'.

As I said, claiming benefits is not a protected characteristic under the Act. At most it may be indirect discrimination given that people with disabilities are more likely to be claiming benefits. You may wish to review the remainder of your advice.

However proving that receipt of benefits is the reason may not be easy to prove.

Indeed. Landlords are still permitted to prefer a tenant on the basis that they have a higher or more secure income.

sheramber

Smalltownhypocrite said:

user1977 said:

Smalltownhypocrite said:

Well, I would be pointing out to them that discrimination of both disability and benefits is ILLEGAL.

Disability is a protected characteristic, being on benefits isn't.

In any event neither prohibits a landlord deciding that a prospective tenant isn't sufficiently creditworthy.

It absolutely is illegal to ask if someone is on benefits or disabled and then say sorry we can't accept you to any of our houses. 

People often think they can get around discrimination by simply saying 'their was a more fitting candidate' but in this case they straight up shot themselves by asking questions and then rejecting based on the answer which they are NOT ALLOWED TO DO. 

While disability is protected, it is also illegal for landlords to discriminate against benefits btw under the 'Equality Act 2010'. As long as your income can cover the rent WHERE that money comes from (working or benefits) is not allowed to be a factor. Only 'soft' credit checks are allowed and only to see public debts owed, credit score is not meant to be counted.

Ignorance is not allowed as an excuse for breaking the law.

The agent didn’t ask if she was on benefits . They asked if she worked. Quite a legitimate question as they are entitled to know the ability to pay the rent.
  

There is no way to Prove  that not offering any flats is for any other reason than the landlord preferred another applicant. 

rach_k

Margret, have you been in to speak to some agents in person, or maybe phone/email them if you can't do that?  They will be able to advise which landlords are more likely to accept you, rather than you wasting time applying everywhere.

It's also worth contacting your local council, if you haven't already.  Some have schemes to help e.g. one I know of will act as a guarantor for people on certain benefits.  You might not feel you need it, but it's another thing to add to your list of why somebody should rent to you.  

Also, have you had a friend help you in your search?  Sometimes, a fresh set of eyes can help you look again at properties you might've ruled out for reasons that can be fixed easily, or things you could adapt to.  If you're finding that all of the properties you're finding are wanting professionals, maybe you could widen your search area a bit.  Keep a note of any properties that have been listed for a while and have had prices reduced - they might not be the most desirable, but the landlords will want somebody in there asap.  

buggy_boy

General_Grant said:

user1977 said:

Smalltownhypocrite said:

user1977 said:

Smalltownhypocrite said:

Well, I would be pointing out to them that discrimination of both disability and benefits is ILLEGAL.

Disability is a protected characteristic, being on benefits isn't.

In any event neither prohibits a landlord deciding that a prospective tenant isn't sufficiently creditworthy.

While disability is protected, it is also illegal for landlords to discriminate against benefits btw under the 'Equality Act 2010'.

As I said, claiming benefits is not a protected characteristic under the Act. At most it may be indirect discrimination given that people with disabilities are more likely to be claiming benefits. You may wish to review the remainder of your advice.

@Smalltownhypocrite - I believe you are correct.

I suggest referring to https://tenant-rights.uk/england/benefit-discrimination-can-landlords-refuse-tenants-on-benefits

which includes
"Landlords and letting agents in England are not allowed to discriminate against tenants simply because they receive benefits. The term 'No DSS', 'No Universal Credit', or 'No Housing Benefit' policies may constitute unlawful discrimination, especially if this disproportionately affects women, disabled people, or others protected under the Equality Act 2010"

However proving that receipt of benefits is the reason may not be easy to prove.

To pass credit referencing you need to earn 2.5x to 3x the annual rent, its extremely unlikely that benefits would cover this amount which will be the reason the landlord will give for not renting to someone on benefits if they even give a reason which they do not have too...   This is no different that a mortgage company or any other finance..

Unless you can specifically get the landlord to say in writing that they are refusing you because you are on benefits you would not win any case...

A lot of landlord insurance companies will either not cover benefits tenants or charge a lot more for insurance, if you think the above is wrong then surely insurance is also wrong but I would be fairly confident they have a legal team that have checked it out and it is all legal.

Quite simply benefit tenants are a higher risk, did you know if a tenant commits fraud to get benefits the government can claim back the money directly from the landlord, thats a massive risk.  Also if a tenant gets in arrears then because the income is so low any repayment order would be pathetically low and take decades to repay.

Unfortunately successive governments have attacked landlords to the point that it really is not that profitable to be a landlord any more and the risk does not reflect the reward,  you could get better returns on a stocks and shares ISA, this is causing lots of landlords to sell up, the shrinking of supply while ever more increasing demand means landlords can and will be fussy about who they rent too.   I feel for the OP, its a story I hear again and again, you can get houses in certain areas of the country relatively easy but it is generally northern cities where houses are cheap.   If you can get a homeowning guarentor then this would boost the chances of finding somewhere, landlords down south that take benefit tenants are like rocking horse poop..

Mutton_Geoff

The problem started when the switch to Universal Credit started and councils paid the money to the tenant instead of direct to the landlord.

A number of tenants weren't able to budget very well and moved the rent to a much lower priority in their budget thus causing landlords headaches.

Landlords have been advertising their rental properties as being available to "young professionals" for years although it's now illegal to put "No DSS" in the ad.

silvercar

Mutton_Geoff said:

The problem started when the switch to Universal Credit started and councils paid the money to the tenant instead of direct to the landlord.

A number of tenants weren't able to budget very well and moved the rent to a much lower priority in their budget thus causing landlords headaches.

Landlords have been advertising their rental properties as being available to "young professionals" for years although it's now illegal to put "No DSS" in the ad.

You can get the housing element of universal credit paid to the landlord very easily if the tenant and landlord agree. Incidentally, one of the reason for requesting direct payments is mental health issues. The approval goes through instantly when you apply online. Also, the advantage of this over housing benefit is that it is paid monthly on the same date each month, whereas HB was paid 4 weekly.