A question for landlords, do you have blanket policies or are you open to discussion

TaxGeek

Further to Vincenzo's comment regarding tenants who had claimed benefits illegally, my letting agent advised that they wouldn't even consider DSS tenants for that reason - ie. they had seen LLs have to pay back several months of rent payments to a local authority because the tenant had been claiming benefit illegally. Not worth taking the risk IMO.

Bungarm2001

Nope. Things haven't changed as far as I can work out. This coupled with the fact that most of the people who are dealing with this stuff everyday are almost as clueless as the rest of us, it doesn't bode well for the future with this scheme. What's the betting that a few years down the line the whole thing will change yet again? When they see it doesn't work and far from making it easier for people on very low incomes or benefits to find a home, it'll make it far far more dificult??

We have been to countless meetings with the LHA team in Salford and to be perfectly honest, I really don't think any of them are happy with any of it ...I think, like all LL's and many many tenants I've spoken too, they would be much happier if HB had remained. It's going to be chaos.

Benefits_Blagger

Bungarm2001 wrote: »

Nope. Things haven't changed as far as I can work out. This coupled with the fact that most of the people who are dealing with this stuff everyday are almost as clueless as the rest of us, it doesn't bode well for the future with this scheme. What's the betting that a few years down the line the whole thing will change yet again? When they see it doesn't work and far from making it easier for people on very low incomes or benefits to find a home, it'll make it far far more dificult??

We have been to countless meetings with the LHA team in Salford and to be perfectly honest, I really don't think any of them are happy with any of it ...I think, like all LL's and many many tenants I've spoken too, they would be much happier if HB had remained. It's going to be chaos.

i was living in salford when it was a trial area and agree the council is totally clueless hence why i had to research the info myself.

silvercar

Vincenzo wrote:

Another point that put me off DSS - it came to my attention that if Housing Benefit is claimed by the tenants' illegally, the Landlord could potentially be pursued for its return. I still cannot quite believe that but have had it confirmed from a number of sources. Either way, why get involved?

The reason I wouldn't accept payment direct.

If the tenant can sort a bank account with direct debits there is no reason why the LHA can't go to the tenant and the tenant pay the rent like anyone else. (And if they can't maybe they are not the right tenant for me.)

If the tenant is in control of their finances and can source a deposit then there is no need for the landlord to be aware that the tenant is making a LHA claim.

In a supportive society, I would expect that people could call on benefits when in need and not be claiming when earning sufficently.

mitchaa

The new LHA system does not protect the landlord.

How do you vet good benefit claimants from the bad problem family claimants?

(Anyone watch eastenders and see Bianca and her kids getting chucked out on the street because she spent her housing benefit money? Yes only a TV programme but its a true reflection of today Britain.)

My view...Only rent to in work professional couples, far less risks involved.

subjecttocontract

Here is my checklist...........this should evoke a few negative comments. Guess what? I really don't care.....its my money & my business and I'm entitlede to take all the care I want. Read on.....

The most important thing that any potential landlord can do is choose their tenants very very carefully.

1. Get Referencies.....bank, employer and previous landlord.
2. Take out rent guarantee insurance.....its not expensive.
3. Get a guarantor.
4. Don't let to people with pets or children......the risk of them giving you problems are big.
5. Don't let to smokers........you won't get rid of the smell.
6. Don’t do company lets.
7. Don’t let to anyone on benefits. (DSS))
8. Don't let to anyone who isn't working full time.
9. Inspect properties every 3 months initially.
10. Only let initially on a 6 month AST.....that way you can both part company after 6 months if you don't get on.
11. Use a reputable agent OR one who has been recommended OR do it yourself (only if you know what to do).
12. Meet your tenants personally. Make sure you ask all the right questions and gauge wether they are right for you.
13. Issue a section 21 as soon as the property is let.
14. Make sure there is an inventory & schedule of condition.
15. Protect the deposit.
16. Remember its a business....so avoid emotion & being overly sympathetic to your tenants.
17. Read as much as you can about renting & letting.....educate yourself.

mitchaa

subjecttocontract wrote: »

Here is my checklist...........this should evoke a few negative comments. Guess what? I really don't care.....its my money & my business and I'm entitlede to take all the care I want. Read on.....

The most important thing that any potential landlord can do is choose their tenants very very carefully.

1. Get Referencies.....bank, employer and previous landlord.
2. Take out rent guarantee insurance.....its not expensive.
3. Get a guarantor.
4. Don't let to people with pets or children......the risk of them giving you problems are big.
5. Don't let to smokers........you won't get rid of the smell.
6. Don’t do company lets.
7. Don’t let to anyone on benefits. (DSS))
8. Don't let to anyone who isn't working full time.
9. Inspect properties every 3 months initially.
10. Only let initially on a 6 month AST.....that way you can both part company after 6 months if you don't get on.
11. Use a reputable agent OR one who has been recommended OR do it yourself (only if you know what to do).
12. Meet your tenants personally. Make sure you ask all the right questions and gauge wether they are right for you.
13. Issue a section 21 as soon as the property is let.
14. Make sure there is an inventory & schedule of condition.
15. Protect the deposit.
16. Remember its a business....so avoid emotion & being overly sympathetic to your tenants.
17. Read as much as you can about renting & letting.....educate yourself.

Pretty much spot on:T (Although not so sure about not letting to professional couples with children)

subjecttocontract

I only let to a couple with children once. That was enough for me. Felt pen over the walls, grubby fingerprints all over the paintwork etc etc.

Yes I know they should have cleaned it up when they left......they didn't. Yes I know I could have taken the cost from their deposit......I did. But the time & effort to get it sorted was enough to put me off letting to people with children forever.

Of course I have never needed to. There are lots of really good quality tenants out there and anyone who doesn't meet my criteria has to look elsewhere.

neverdespairgirl

mitchaa wrote: »

Pretty much spot on:T (Although not so sure about not letting to professional couples with children)

I agree - of course, it's up to the LL, but as a professional couple with a 2 year old son, I'm far from sure we are a worse risk than many others.

lil_me

Thanks for the open and honest comments, it was very interesting reading those.

The comments about the lady I am trying to help at the moment, she was a proffesional as was her partner (he was a mechanical engineer with his own business and she was an assistant head teacher) I understand comments that landlords aren't interested in the what for and why around someone being on benefits, but just shows it could happen to anyone.

Bungarm many who are employed are still entitled to some HB/CTB I know of several

It saddens me to see that people do pressume those on benefits are all alike. I know some who have been forced onto benefits due to disability who are lovely respectable people who wouldn't consider 'trashing a property'. I have been on benefits in the past (in all honesty we'd probably be better off financially on them now but that is another matter) and wouldn't do it myself, would feel quite annoyed to be treated the same as someone else without being given a chance to provide extremely good references etc. We paid the rent well in advance of it's due date on the old flat inc the shortfall (payments were made to us)

I suppose same goes for those now shocked how many landlords would say no to letting to proffesionals with children, because of their past experiences, people of course will be upset that they are treated as a higher risk but it is of course up to the landlord in each case if they wish to take the risk. As most have said letting properties is their business and they need to protect that how they see fit.

I do feel however it's a shame that many landlords may be missing out on some extremely good tenants because of blanket policies and not treating each person/couple/family as the people they are rather than the system they are stuck in.