10 year tenancy, evicted but what do I do?!

WYBMADIITY_2

OK, this may be a bit long-winded so please bear with me!

Live in a farm cottage, notice to leave by mid April as they are retiring and selling the business.

I live in a fairly remote area, rural dictrict council. I have 3 children, and both my eldest son and I receive disability benefits and I also receive a care package from the district council. They have accepted us as being high-priority for rehousing and assessed us as requiring a 4 bedroom home, although I will not be classed as homeless until within 28 days of eviction date.

My problem is this - the council have already told me the stock of 4 bedroom homes they have can be counted on 1 hand, so the likelihood of one of those coming up is remote to say the least, which leaves me with private rented.

I have no issue with this, but 4 bedroom private/agency lets are also very thin on the ground. Some of these are completely unsuitable due to mobility issues (climbing gear needed to get up stairs!), dangerous gardens etc. The rest are incredibly expensive.

Now I understand they have a legal duty to house me, so what is the situation if they can't? If they don't have a house available, is there any legislation that says they are obliged to pay the housing benefit for private rented accommodation even if it is above the maximum rate they would normally pay for that size/location of property? Rents have gone up approximately 20% here in the last year, but housing benefit has obviously not followed suit.

I need to stay in the area due to son being special needs and needing to be close to his school, and also my care package. He only moved there in September and has settled in well so would be detrimental to move him again. And I'm not always well enough to drive.

Also, how has anyone got around the 'Employed Only' problem with agents?! I'm fed up with being insulted by people who are not even prepared to listen to me. I'm a decent, respectable person who happens to be in a difficult situation. But my rent is paid and so are my bills, and I take care of the property I live in. I have even offered to pay any additional insurance costs due to having a tenant on benefits! Because I happen to be a disabled single parent on benefits does not mean I sit smoking crack and drinking special brew whilst watching daytime TV

Any help anyone can give would be much appreciated. Stress the worst thing for my condition and it's really starting to get to me now.

Thanks

SouthCoast

I suggest that you speak to CAB and Shelter.

Good luck.

silvercar

Now I understand they have a legal duty to house me, so what is the situation if they can't?

The council will house you in emergency accomodation until such time as they can house you in accomodation approriate to your needs.

If they don't have a house available, is there any legislation that says they are obliged to pay the housing benefit for private rented accommodation even if it is above the maximum rate they would normally pay for that size/location of property?

No, though they will assess an approriate level of HB that is broadly based on rental prices in your area.

Also, how has anyone got around the 'Employed Only' problem with agents?! I'm fed up with being insulted by people who are not even prepared to listen to me. I'm a decent, respectable person who happens to be in a difficult situation. But my rent is paid and so are my bills, and I take care of the property I live in.

Its just a question of finding a landlord who will consider you. A guarantor would help as would a deposit. Also if you can show you could pay the landlord monthly in advance (like private tenants) as opposed to the 4 weekly in arrears + private top-up that HB would lead to, you stand more chance.

WYBMADIITY_2

Spoken to shelter, no suggestion other than to apply for discretionary housing payments. HB told me I may get an extra £10 per week, though with increases here in last year difference between rent and HB paid is approx £350 per month! HB in no way whatsoever reflects rental prices in area.

Have been told emergency accommodation will be 2 bedroom flat. As you are probably aware, rules state even temp accommodation must be 'suitable'. 2 bed flat is def not the case when considering both mine and sons health needs, and fact I intermittently need overnightcare.

As for a landlord who will consider me, have tried everything. With family help can just about manage £2000 deposit some people are asking! Plus one months rent, fees etc. But despite bank statements, bank ref, landlord & personal refs, copies of bank statements showing I can afford rent and even offering to let them see the property I've rented for 10 years, cannot get anyone to accept me! I am a decent honest person, but happen to live in a nice rural county where to state one letting agent 'I'm just not what landlords are looking for'.

A guarantor is unfortunately not a possibility - only parents, but they are now retired.

No idea where to turn

MrsE_2

If the council has hardly any 4 bedroom houses, can they not add a downstairs bedroom as an extension to a 3 bed house?
Is this a posibility.

maryotuam

How about asking if the local newspaper or radio station will do a feature on you and the unfortunate position you find yourself in? A local landlord might consider you if they get to know how good a tenant you would be.

hollydays

Have they given you the proper notice (as stated in your contract?)

PasturesNew

Can you explain why you need 4 bedrooms. As there is you + 3 boys, this would seem to me to be 2 bedrooms 'needed', 3 or more 'wanted'.

Or did I miss something?

There aren't as many 4-bed houses in existance. It's quite a low proportion of all houses built.

daveboy

In this situation, whilst obviously your circumstances aren't of your own making.....renting privately means you were always open to this possibility, (by that I mean the landlord giving notice) just as all other people are who rent privately.

As for the TV/radio suggestion, personally I am sick of the number of things I see in the news that are deliberately placed in the hope someone with more money than sense will ring up and sort the problem out.

Three children was your choice, the fact that now means you are struggling for somewhere to live is something you should have considered years ago. As has been said, 4 bedroom houses are few and far between - if it needs adapting for the disability aspect then it's even more unlikely.

If you've been paying privately until now, I can't see how you can then expect to receive HB. You can't expect the tax payer to come to the rescue every time something doesn't go the way you expect it to.

takoo

Assuming that you will be moving into private accommodation in April or later you would appear to be eligible for Local Housing Allowance.

You could check with the Rent Service or the Coucil what you will be entitled to on LHA.

Good luck

Takoo

DrFluffy

Why limit yourself to a 4 bed - wouldn't a decent sized 3 bed be better than nothing/emergency housing.

We certainly didn't have our own rooms when growing up - my parents couldn't afford it...