LHA/DSS Prejudice?

Batty_3

I'm to be made redundant at the end of June.

Somehow my letting agency have got wind of this and given me notice to quit the property as the lease states NO DSS

Now it was my intention after paying off my debts with my redundancy money that I would keep about £6000 in the bank as that's a years rent.

I've found out I'm entitled to Contribution based JSA as I've been working without a break in employment and I'll also get Child Tax credit. (I used to get working tax credit to pay for before/after school care, but I wont need a Kids Club if I'm not working)

So I'd have too much money to claim LHA anyway and was prepared to even pay 6 - 12 months in advance to keep a roof over my head, however as I will be on benefits, they wont let me stay.

So I've been viewing properties and they all say , no pets, no kids, NO DSS/LHA

I've tried to explain that although I'll be unemployed I have the money in the bank and that I don't intend being unemployed for long. I have the option to become my partners carer (we don't live together) instead of claiming benefits, but because this is classed as a state benefit I still can't rent.

I asked why no LHA and they showed me the rates for this area. For a 2 bed house I'd get £80/week when the rent of a 2 bed house is in fact £400 a month. When my eldest turns 16 we'd get the rent of a 3 bed which is about £95 and the rent of a 3 bed is about £600

So Landlords wont take LHA claimants as there will always be a shortfall in rent, that some tenants will not choose to make up from their other benefits.

I've explained till I'm blue in the face that I wont be claiming LHA (I can't with that amount in the bank) but they wont even let me view the properties

Has anyone else come up against this? I've been on the Council Waiting List for over 10 years now and only just got to number 178 on the list for property. There are only 53 homes still owned by the council and no Housing Association houses so I have no chance of Social Housing....

One landlord said if Housing Benefit was still payable he'd have taken us.

Anyone else getting this experience?

shelley_uk

Why not making a homeless application with your local authority......as you have a kid in tow and you are not making yourself intentionally homeless you may succeed

dmg24

It does seem quite harsh that you are not actually going to claim LHA, but are being penalised for claiming a non means tested benefit!

Perhaps it is worth putting together a statement of means, showing that you are willing (and able) to pay several months rent in advance? It may also help if you are able to get someone in employment to act as a guarantor?

Any idea how the agency found out about your redundancy? x

Batty_3

shelley_uk wrote: »

Why not making a homeless application with your local authority......as you have a kid in tow and you are not making yourself intentionally homeless you may succeed

I have done this, but when they saw the money I had in the bank they said I don't have a hope in hell, they also said that if they offer a place 40 miles away in the same county I wouldn't be able to turn it down. As I have a disabled partner that I currently care for (but can't claim for as I earn over £95/week) I have to able to get to his house. 40 miles away wouldn't let me do this

I have two boys, so a B & B is a bit impractical as we'd have to share to be able to afford a room

Does anyone know if there's any help to pay for storing furniture if the worst come to the worst? I've been quoted £200 a month for storage. If I have to pay for that as well as a room in a B & B I can't see it lasting?

Batty_3

dmg24 wrote: »

It does seem quite harsh that you are not actually going to claim LHA, but are being penalised for claiming a non means tested benefit!

Perhaps it is worth putting together a statement of means, showing that you are willing (and able) to pay several months rent in advance? It may also help if you are able to get someone in employment to act as a guarantor?

Any idea how the agency found out about your redundancy? x

One of two ways:

a) It was all over the press for a month that our place has to lose 500 and the letting agnecy know who I work for as they had to get a reference from them

b) The neighbours....... when the redundancies were announced they asked me if it affected me?

dmg24

Batty wrote: »

One of two ways:

a) It was all over the press for a month that our place has to lose 500 and the letting agnecy know who I work for as they had to get a reference from them

b) The neighbours....... when the redundancies were announced they asked me if it affected me?

That is harsh, especially if it was the neighbours ...

With regard to funding to help you store furniture, you could look to the Social Fund for help. However, as you are not claiming any means tested benefits, and because of your savings, I doubt that you would qualify.

How much notice have you been given to leave your property, and do you know if they have served the correct papers? Sadly I have long forgotten the law in this area, but it may be able to get around having to move so quickly (or at all) if they have not followed correct procedure.

Batty_3

dmg24 wrote: »

That is harsh, especially if it was the neighbours ...

With regard to funding to help you store furniture, you could look to the Social Fund for help. However, as you are not claiming any means tested benefits, and because of your savings, I doubt that you would qualify.

How much notice have you been given to leave your property, and do you know if they have served the correct papers? Sadly I have long forgotten the law in this area, but it may be able to get around having to move so quickly (or at all) if they have not followed correct procedure.

I'm an Assured Shorthold Tenant so they have given me 8 weeks notice as required. I dont have to be out until July, but I will be unemployed by then so this is why I'm getting the problem as I can give my employer details for them to check up for slary figures etc.

I don't want to let it get as far as an eviction notice, because if that happens I'll never be able to rent privately again and there are just no council properties that come empty as once tennants are in they get a mortgage and buy them

Annoying thing is I had a part-time job to go to, but my employer wont release me for another month 'needs of the business' being quoted at me

tom9980

Makes your blood boil doesnt it?

You have done nothing wrong and are being punished by a letting agent and landlord for being made redundant? and to top it off you have enough money to pay rent in advance!

How long have you been renting the property? if its been 6+ months and you have never missed a payment and kept the place tidy etc and your also telling the agent you can pay money in advance to prevent the situation they and the Landlord are worried about they are simply being ignorant and pretty stupid IMO. If they had any sense they would ask you to pay in advance until you have a new job, its not like you looking to be on benefits for the long haul. It makes you wonder if they have other plans for the property.

Try and go and see the letting agent in person and carefully explain what has happened, any resonable person/agent/landlord should accept your situation is beyond your control. Offer to pay 6 months in advance and tell them that by the end of that 6 months you either will be employed or will happily move out. This might change their minds you never know, its by far better to stay where you are than have to move while unemployed and on benefits. Also if possible talk to the Landlord direct you have their name/address on the tenancy agreement somewhere!

Good luck

[Deleted User]

you could try shelter for some advice,always worth a chat with them

alison999

could you not take a bank statement to the letting agencies to show you have the money? or maybe get a private landlord and show them too?

Mr_helpful

Batty wrote: »

I'm an Assured Shorthold Tenant so they have given me 8 weeks notice as required. I dont have to be out until July, but I will be unemployed by then so this is why I'm getting the problem as I can give my employer details for them to check up for slary figures etc.

I don't want to let it get as far as an eviction notice, because if that happens I'll never be able to rent privately again and there are just no council properties that come empty as once tennants are in they get a mortgage and buy them

Annoying thing is I had a part-time job to go to, but my employer wont release me for another month 'needs of the business' being quoted at me

Quite often the 8 weeks notice is not given correctly. it must expire on the day you would pay your rent so it is invariably over 8 weeks.
The reason the lease states no DSS is likely to be that the mortgage company doesnt allow Dss rent however I dont think that in circumstances like yours they can pursue it as you were not DSS when you started.
as for eviction that can take some time and firstly costs the landlord £250 just to submit the papers and secondly may not be good enough reason for the court to grant an eviction order.
I believe this is a case where you have been a victim of being too honest.